REGULAR AGENDA - Regional District of North Okanagan

REGIONAL DISTRICT OF NORTH OKANAGAN 

ELECTORAL AREA ADVISORY COMMITTEE MEETING 

Thursday, May 3, 2012 

10:30 am 

REGULAR AGENDA 

A. APPROVAL OF AGENDA 

1. Regular Agenda – May 3, 2012 

(Opportunity for Introduction of Late Items) 

(Opportunity for Introduction of Late Items – In Camera Agenda) 

RECOMMENDATION 1 

That the Agenda of the May 3, 2012 Electoral Area Advisory Committee meeting be 

approved as presented. 

B. ADOPTION OF MINUTES 

1. Electoral Area Advisory Committee – April 5, 2012 

RECOMMENDATION 2 Page 1 

That the minutes of the April 5, 2012 Electoral Area Advisory Committee Meeting be 

adopted as circulated. 

C. PETITIONS AND DELEGATIONS 

1. Vernon / North Okanagan Safe Communities Unit 

- April 2012 Report (to be distributed at meeting) 

- April SpeedWatch Report (to be distributed at meeting) 


That the report dated April 2012 from the Vernon / North Okanagan Detachment – 

Safe Communities Unit be received for information. 

2. Development Variance Permit Application 

WGP 202 HOLDINGS LTD. c/o ARDA Consultants Ltd. 

(See item F. 2) 

D. REPORTS 

1. Advisory Planning Commission Meetings 


That the minutes of the following Advisory Planning Commission meetings be 

received for information: 

a. Electoral Area "B" – Meeting of April 25, 2012 (to be distributed at meeting) 

b. Electoral Area "F" – Meeting of April 16, 2012 (to be distributed at meeting)

Electoral Area Advisory Committee 

Agenda – Regular - 2 - May 3, 2012 

2. BX Swan Lake Fire Rescue – Fire Hall Study 

- Staff report dated April 17, 2012 


That it be recommended to the Board of Directors that the BX Swan Lake Fire 

Rescue – 2011 Fire Hall Study be received for information. 

E. UNFINISHED BUSINESS 

F. NEW BUSINESS 

1. Legal Document Request 

WGP 202 HOLDINGS LTD. c/o ARDA Consultants Ltd. [File No. 10-0685-B-LD] 

- Staff report dated March 16, 2012 


That it be recommended to the Board of Directors that, upon consideration of input 

from adjacent landowners, written approval be provided for the subdivision of the 

property legally described as Lot 1, Sec 5, Twp 9, ODYD, Plan KAP80583 and 

located at 415 High Ridge Road, Electoral Area “B”, as shown on the subdivision 

plan attached to Planning Department Report dated March 16, 2012, and in 

accordance with Covenant KW5195 registered on the title of the subject property. 

2. Development Variance Permit Application 

WGP 202 HOLDINGS LTD. c/o ARDA Consultants Ltd. [File No. 11-0685-B-DVP] 



That it be recommended to the Board of Directors that upon consideration of input 

from adjacent landowners, a Development Variance Permit be issued for the 

property legally described as Lot 1, Sec 5, Twp 9, ODYD, Plan KAP80583 and 

located at 415 High Ridge Road, Electoral Area “B” to vary: 

1. Section 402.3.f of Subdivision Servicing Bylaw No. 726, 1986 to permit, within an 

existing four lot subdivision, a fifth lot to be created and to be supplied with water 

from a licensed private water intake from Kalamalka Lake as shown on the 

subdivision plan attached to the Planning Department report dated March 16, 

2012. 

3. Agricultural Land Commission Application 

BLUEBEAR HOLDINGS c/o Randy and Kim Tubb [File No. 11-0719-F-ALR] 



That it be recommended to the Board of Directors that the application of Randy and 

Kim Tubb under Section 20(3) of the Agricultural Land Commission Act for a nonfarm 

use related to the proposed alteration of a golf course clubhouse and parking lot 

and the addition of 16 recreational vehicle campsites on the properties legally 

described as That Part of the NW ¼ on Plan B604, Sec 19, Twp 19. R8, W6M,


Agenda – Regular - 3 - May 3, 2012 

KDYD, Except Plans B5954 and 40144 AND Lot 1, Sec 19, Twp 19, R8, W6M, 

KDYD, Plan 40144 and located at 7023 & 7025 Highway 97A, Electoral Area ‘F’ not 

be authorized for submission to the Agricultural Land Commission. 

4. Electoral Area Annexation Impact Study Funding Options 


FOR DISCUSSION and DIRECTION Page 112 

5. Speed limit on Rivermouth Road / Streetlights on Highway 97B 


That it be recommended to the Board of Directors that a letter of support be 

forwarded to the Ministry of Transportation and Infrastructure to: 

- Reduce the speed limit on Rivermouth Road; 

- Install a streetlight at Highway 97B and Springbend Road; and 

- Install a streetlight at Highway 97B and Grandview Bench Road 

6. Illegal Buoys 

- Letter dated March 5, 2012 

FOR DISCUSSION Page 116 

7. Agricultural Waste Control Regulation 

- Staff report dated April 20, 2012 

- Intentions Paper 

- Response Form 

FOR DISCUSSION and COMMENT Page 119 

G. IN CAMERA 


That, pursuant to Section 92 of the Community Charter, the regular meeting of the 

Electoral Area Advisory Committee convene In Camera to deal with matters deemed 

closed to the public in accordance with Section 90(1)(c) and (f) of the Community 

Charter. 

H. REPORT FROM IN CAMERA 

I. ADJOURNMENT

EAAC - REGULAR AGENDA 

May 3, 2012 - Item B.1 


MINUTES of a REGULAR meeting of the ELECTORAL AREA ADVISORY COMMITTEE held 

in the Board Room at the Regional District Office on Thursday, April 5, 2012 

Members: Director R. Fairbairn Electoral Area “D” Chair 

Director B. Fleming Electoral Area “B” Vice Chair 

Director M. Macnabb Electoral Area “C” 

Director E. Foisy Electoral Area “E” 

Director J. Pearase Electoral Area “F” 

Staff: L. Mellott General Manager, Electoral Area Administration 

R. Smailes General Manager, Planning and Building 

R. Baker Community / Protective Services Manager 

A. Page Sustainability Coordinator 

C. Walker Planning Technologist 

L. Schrauwen Clerk, Electoral Area Administration / Human Resources 

(taking minutes) 

Others: Director P. Nicol Board Chair 

Alt. Director S. Ghattas Electoral Area “B” 

R. Morgan Regional Crime Prevention Coordinator 

Public 

CALL MEETING TO ORDER 

The chair called the meeting to order at 10:33 a.m. 

APPROVAL OF AGENDA 

Regular Agenda – April 5, 2012 

Moved and seconded by Directors Foisy and Pearase 

That the Agenda of the April 5, 2012 Electoral Area Advisory Committee meeting be approved 

as presented. 

CARRIED 

ADOPTION OF MINUTES 

Electoral Area Advisory Committee – March 8, 2012 

Moved and seconded by Directors Macnabb and Fleming 

That the minutes of the March 8, 2012 Electoral Area Advisory Committee meeting be adopted 

as circulated. 

CARRIED 

Page 1 of 141


May 3, 2012 - Item B.1 


Minutes – Regular - 1 - April 5, 2012 

PETITIONS AND DELEGATIONS 

Vernon / North Okanagan Safe Communities Unit 


That the report dated March 27, 2012 from the Vernon / North Okanagan Detachment – Safe 

Communities Unit be received for information. 

CARRIED 

It was mentioned that the Ski Watch Program has concluded and has proven successful as the 

theft of skis and snowboards has been noticeably reduced largely due to the presence of the 

Regional Crime Prevention Coordinator at Silver Star Mountain and the engraving of driver’s 

license numbers on skis and snowboards. It was noted that a Frauds, Cons and Scams 

presentation at the Shubert Center was well attended. Internet Safety presentations will be held 

after the Easter weekend at Ashton Creek Elementary School, Grindrod Elementary School, 

and BX Elementary School. It was mentioned that no tickets were issued by the RCMP while 

attending recent Speed Watches as their presence seems to be enough of a deterrent for 

speeders to slow down. 

Development Permit with Variance Application 

DEMILLE’S MARA MARKET c/o Brad and Kelly DeMille 

The General Manager, Planning and Building advised that one written submission had been 

received: 

1. Larry & Alice Callens, 7703 Hwy 97A and Madge Callens, 7705 Hwy 97A 

- Strongly support this application 

- A benefit and positive for the community 

- The DeMille’s have made significant improvements to the visual appearance and 

quality of the products sold and are the heard of Mara as a community. 

- No objection to this matter being approved but suggest that the Ministry of 

Transportation widen the highway to create turning lanes for safety and in 

recognition of the economic tax benefits flowing to all levels of government. 

Brad DeMille spoke in support of the application. 

Development Variance Permit Application 

RIVERTON DAIRY c/o Shane Thiessen 

The General Manager, Planning and Building advised that one written submission had been 

received: 

1. Duane & Glenda Claerhout, owner of 72 Dale Road 

- Questioned how many cows the dairy herd will be increased by 

- Questioned what will happen to the increase in manure and how will it be handled 

and disposed of 

- Questioned if the river will be impacted by an increase in manure and disposal of 

same 

- Concerned about air quality from an increase in dairy smell that will result from a 

larger herd; often downwind and can smell the dairy at the present time. 



May 3, 2012 - Item B.1 



Waiver of Lot Frontage Application 

LANG, Heidi and Helmut c/o Deuling & Co. 

No one was present to speak to the application. 

REPORTS 

Advisory Planning Commission Meetings 

Moved and seconded by Directors Macnabb and Foisy 

That the minutes of the following Advisory Planning Commission meetings be received for 

information: 

- Electoral Area "D" – Meeting of March 29, 2012 

- Electoral Area "E" – Meeting of March 26, 2012 

- Electoral Area “F” – Meeting of January 16, 2012 

- Electoral Area "F" – Meeting of March 19, 2012 

CARRIED 

Community Acknowledgements 

Moved and seconded by Directors Pearase and Fleming 

That the letter from the Kingfisher School Committee dated February 17, 2012 and the letter 

from the Mara Community Church dated February 26, 2012 be received for information. 

CARRIED 

Discussion ensued regarding advising the Kingfisher School Committee to apply for Community 

Works Fund grants for future projects. 

NEW BUSINESS 

Development Permit with Variance Application 

DEMILLE’S MARA MARKET c/o Brad and Kelly DeMille [File No. 11-0724-F-DP] 

Moved and seconded by Directors Macnabb and Pearase 

That it be recommended to the Board of Directors, a Development Permit with Variances be 

issued for the property legally described as Lot 1, Sec 4, Twp 20, R8, W6M, KDYD, Plan 

KAP51662 and located at 7702 Highway 97A, Electoral Area ‘F’ to vary the following sections of 

the Regional District of North Okanagan Zoning Bylaw No. 1888, 2003: 

1. Section 406.1 by reducing the minimum setback of a building from the centreline of Highway 

97A from 34.5 m to 31.82 m; and 

2. Section 502.2.c by increasing the maximum allowable gross floor area for retail sales of 

flowers, food, fruit, groceries, plants and produce from 150 m 2 to 498.6 m 2 ; and 

3. Section 1101.2.e by waiving the requirement to pave parking stalls 8-12 and the loading 

areas; and 

4. Section 1501.2.a.ii by reducing the minimum width of a landscaped buffer along Highway 

97A from 7.5 m wide to 0 m; and further, 

That the Development Permit with Variances be issued for the property legally described as Lot 

1, Sec 4, Twp 20, R8, W6M, KDYD, Plan KAP51662 and located at 7702 Hwy 97A, Electoral 

Area ‘F’ with the following conditions: 



May 3, 2012 - Item B.1 



1. The dimensions and siting of the building, parking, loading and landscaped areas on the 

land be in general accordance with the site plan attached to the Planning Department 

Report dated March 9, 2012; and 

2. The exterior design and finish of the building on the land be in general accordance with the 

building elevations attached to the Planning Department Report dated March 9, 2012; and 

3. A Controlled Access Permit be received from the Ministry of Transportation and 

Infrastructure; and 

4. The parking and loading areas shall be graded and drained so that no surface water 

accumulates on the property or runs off onto neighbouring properties and the gravel parking 

and loading areas must be kept free of weeds and treated to suppress dust. 

CARRIED 


RIVERTON DAIRY c/o Shane Thiessen [File No. 11-0728-F-DVP] 

Moved and seconded by Directors Pearase and Foisy 

That it be recommended to the Board of Directors, a Development Variance Permit be issued 

for the property legally described as That Part of the S ½ of Sec 35, Which Lies to the North of 

the Right Bank of Spallumcheen River, Twp 18, R9, W6M, KDYD, Except That Part Covered by 

DL 237, KDYD, As Shown Upon a Plan of Said Township Dated at Ottawa on the 10 th day of 

January 1902 and located at 96 Dale Road, Electoral Area ‘F’ to allow a variance to Table 1 of 

Division 1601 of the Regional District of North Okanagan Zoning Bylaw No. 1888, 2003 by 

reducing the north side yard setback of a principal farm building from 30 m to 4.57 m as shown 

on the building location sketch and building elevation plans attached to the Planning 

Department Report dated February 21, 2012 subject to the following: 

1. Exhaust fans may not be vented from the building towards the adjacent property to the 

north; and 

2. The building must be setback at least 30 m from the east lot line of the subject property in 

accordance with Table 1 of Division 1601 of Zoning Bylaw No. 1888; and 

3. Outdoor compost storage, solid agricultural waste and agricultural waste storage facilities 

must be setback at least 30 m from all property lines and domestic well sources in 

accordance with Tables 3 and 4 of Division 1601 of Zoning Bylaw No. 1888, 2003. 

CARRIED 

Discussion ensued regarding the location of the new barn. It was noted that the location was 

determined by existing utility services and the amount of space on the property. Discussion 

ensued regarding the application process in the Planning Department. 

Waiver of Lot Frontage Application 

LANG, Heidi and Helmut c/o Deuling & Co. [File No. 12-0052-D-WVR / 11-0435-D-SUB] 


That the memorandum from the Planning Department dated March 1, 2012 regarding Waiver of 

Lot Frontage Application for the property legally described as Lot 2, Secs. 13, 14, and 23, Twp. 

40, ODYD, Plan 25677, Except Plan KAP85365 and located at Albers Road Electoral Area 

‘D’ be received for information. 

CARRIED 


That it be recommended to the Board of Directors that the 10% minimum frontage requirement 

of Section 803.7 of the RDNO Zoning Bylaw No. 1888, 2003 be waived for the property legally 

described as Lot 2, Secs. 13, 14, and 23, Twp. 40, ODYD, Plan 25677, Except Plan KAP85365 



May 3, 2012 - Item B.1 



and located at Albers Road Electoral Area ‘D’ by reducing the lot frontage of the proposed 

Remainder Lot from ±751 metres to 20.2 metres as shown on the site plan attached to the 

Planning Department memorandum dated March 1, 2012. 

CARRIED 

Agricultural Land Commission Application 

BLUEBEAR HOLDINGS c/o Randy and Kim Tubb [File No. 11-0719-F-ALR] 


That consideration of the application of Randy and Kim Tubb under Section 20(3) of the 

Agricultural Land Commission Act for a non-farm use related to the proposed alteration of a golf 

course clubhouse and parking lot and the addition of 16 recreational vehicle campsites on the 

properties legally described as That Part of the NW ¼ on Plan B604, Sec 19, Twp 19. R8, W6M, 

KDYD, Except Plans B5954 and 40144 AND Lot 1, Sec 19, Twp 19, R8, W6M, KDYD, Plan 

40144 and located at 7023 & 7025 Highway 97A, Electoral Area ‘F’ be deferred to the May 3, 

2012 EAAC meeting. 

CARRIED 

Community Works Fund Project #68 


That it be recommended to the Board of Directors that the Cherryville Water Quality Program be 

funded from the Community Works Fund at a cost of $20,400.00 over three years, with a budget 

of $6,800.00 in 2012. 

CARRIED 

Discussion ensued regarding the process of obtaining water report results related to Cherry 

Creek. It was requested that results be posted on the RDNO website in the future. 

Electoral Area Annexation Impact Study Funding Options 

It was mentioned that the RDNO has not received a response from the Ministry of Community, 

Sport and Cultural Development or the Union of British Columbia Municipalities regarding the 

funding request that was mailed on March 22, 2012. Preliminary responses have been received 

from a few Regional Districts. It was noted that Urban Systems is very interested in completing 

Phase II of the Electoral Area Annexation Impact Study. 


That a decision for funding of Phase II of the Electoral Area Annexation Impact Study be 

deferred to the May 3, 2012 EAAC meeting. 

CARRIED 

Community Operational Fuel Treatment 


That staff be directed to submit funding applications for Community Operational Fuel Treatment 

projects under $100,000, with the understanding that the Regional District of North Okanagan 

would be responsible for cash and/or in-kind contribution of 10% of the project costs, to a 

maximum of $10,000 per project. 

CARRIED 

Discussion ensued regarding the definition of in-kind contributions and applications that may be 



May 3, 2012 - Item B.1 



submitted in the near future. 

ADJOURNMENT 

There being no further business the meeting was adjourned at 11:52 a.m. 

Certified Correct: 

Chair 

Corporate Officer 



May 3, 2012 - Item D.2 

REGIONAL DISTRICT 

of 

NORTH OKANAGAN 

REPORT 

File No.: 7200.01 

TO: 

FROM: 

DATE: 

SUBJECT: 


Community Protective Services 

April 17, 2012 

BX Swan Lake Fire Rescue - Fire Hall Study 

RECOMMENDATION: 

That it be recommended to the Board that the BX Swan Lake Fire Rescue - 2011 Fire Hall 

Study be received for information. 

BACKGROUND: 

The BX Swan Lake fire hall was originally constructed in 1976 with additions in 1994 and 1995. 

Since that time there has been significant residential and commercial growth within the Electoral 

Areas "B" and "C" fire protection area. In response the addition of specialized emergency 

equipment and increasing training and administration demands have exceeded the capacity of 

the current facility. It is deficient in a number of key areas, prompting the issuance of an RFP for 

a fire hall study to review the present fire hall location and facilities and determine future 

requirements as they relate to predicted growth. 

DISCUSSION: 

The Report includes a number of recommendations, one of which is planning at the regional 

level for the addition of a new fire hall in the Swan Lake Corridor within the next 5 years. 

The Swan Lake Corridor has been designated as a growth area in the Regional Growth 

Strategy. 

It is expected that the Study will establish a platform for further discussions with the City of 

Vernon, the Township of Spallumcheen and City of Armstrong in considering at a new firehall 

and service delivery model that best addresses regional needs. 

Submitted by: 

Approved for inclusion: 



May 3, 2012 - Item D.2 

Fi Wis onsulti L 

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VOR 2 

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Helping the Fire Community Succeed 

BXSLFR - 2011 FIRE HALL STUDY 

Regional District of North Okanagan 

Prepared by: Glen Sanders 

Gary McCall 

9848 Aberdeen Road 

Coldstream, BC 

ViB 2K9 



May 3, 2012 - Item D.2 

TABLE of CONTENTS 

1.0 Executive Summary.................................................................................... 3 

1.1 Summary of Recommendations............... ................................. ................ 5 

2.0 Introduction......... ...................................................................................... 6 

2.1 Project Scope..................... ... ................................................................. 6 

2.2 Disclaimer........................... ........................... ...................................... 6 

2.3 Background........................ ... ... ........................ .................................... 6 

3.0 Methodology.............................................................................................. 7 

3.1 Meetings........................... .......................................... .................. ........ 7 

3.2 Document Review............ ...... ......... ... ... ...... ...... ..................................... 8 

3.3 Site Visits........................... ... ... ...... ...... ...... ...... ................................. ... 9 

3.4 Draft Report......... ................................................... .............................. 10 

4.0 Growth Areas......... ... .................................................................... ......... ..... 10 

4.1 Future Needs Forecast............................................................................. 11 

5.0 Fire Hall location Type, Equipment and Capacity... ...... ...... ..... .... ... ... ... ...... ........ 13 

5.1 Existing BXSlFR Fire Hall ......................................................................... 13 

5.2 New Fire Hall location .............................................................................. 18 

5.0.1 Recommendation ......... '" ...................................................................... 19 

5.3 New Fire Hall Information ......................................................... ~ ................ 20 

5.4 Fire Hall Cost. ......................................................................................... 24 

5.5 BXSlFR Fire Apparatus Capacity ............................................................... 25 

5.0.2 Recommendation ................................................................................. 25 

5.0.3 Recommendation .................................................................................. 26 

5.6 Response Time and Travel ....................................................................... 28 

5.6.1 Response Time and Travel Distances from Proposed New Fire Hall location ... 29 

5.7 New Fire Hall Impact on Insurance Industry Grading..................................... 31 

6.0 Firefighting Water Supply ..... '" ............... ......... ... ... ...... ..... .......... ....... ............ 32 

6.1 Alternative Water Supply............... ............................. ... ............ ... ... ... ..... 32 

7.0 Staffing........ ............................................................................................. 33 

8.0 Pre-Fire Planning and Fire Prevention... ......... ... ... ... ... ... .... ........ ......... ......... .... 36 

9.0 Summary.................................................................................................. 40 

Appendix "A"NFPA 1720 Standard for the Organization and Deployment of Volunteer Fire 

Departments... ...... ....................................... ...... ........................ ......... ............. 45 

Appendix "B" Fire Underwriter's Survey Requirements......... ...... ......... ...................... 52 

Appendix "c" North BXSlFR Fire Hydrant Information............... ......... .................... ... 58 

. Appendix "0" Dry Hydrant Information.................................... ......... ... ... ... ... ...... .. ... 61 

Appendix "E" Job Profile Fire Chief, Volunteer Fire Department... ......... ... ... ...... .... .. .... 64 

Appendix "F" Additional Aerial ladder Truck Information.................................. ... ....... 66 

www.firewiseconsulting.com 

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May 3, 2012 - Item D.2 

1.0 Executive Summary 

The Regional District of North Okanagan (RDNO) through the Local Government Act 

derives authority to deliver specified services as determined by the elected Board 

members within the District. The RDNO Board has chosen to exercise their 

discretionary power to establish and maintain a fire service in specified areas within 

three larger electoral areas. The BXSLFR Fire Rescue Department (BXSLFRD), the 

Silver Star Village Fire Department (SSVFD) and the Lumby and District Fire 

Department (L&DFD) deliver fire protection to these specified areas. 

The BXSLFR service has outgrown its existing facility and has plans to replace key 

equipment in the apparatus fleet in the coming years as part of its fleet replacement 

program. 

This report makes specific recommendations regarding the existing BXSLFR fire hall 

and suggests how the service can be improved by adding capacity to the system in an 

attempt to offset the identified risk that is both current and forecast. It also contains 

observations and recommendations on master planning, staffing and how other 

communities and departments within the RDNO will be impacted as growth occurs. 

Consideration has been given in the report to shared resources and fire service 

automatic inter-community aid thereby enhancing service levels but with minimal 

financial impact on individual communities. 

One of the original project responsibilities was to forecast Fire Department operational 

requirements over the next 20 years. In doing so other components that are important 

to the delivery of fire services were identified and are discussed in a general way as 

observations within the report. These other identified components may not be within the 

mandate of the BXSLFR to manage but the BXSLFR could be in the position to 

comment on how improvements can be made to enhance the overall level of the fire 

service. The other components that have been identified impact current and future 

service delivery and may require further study. 

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May 3, 2012 - Item D.2 

The industrial area in the North Okanagan has evolved and has become an integral part 

of the economic engine that provides jobs and supports the region by providing 

employment and services. The existing infrastructure has slowly been improved in an 

attempt to keep pace with the growth. As future industrial and residential development 

occurs in the region, infrastructure required by the fire service such as adequate roads 

and water can be included in development costs. As more industry locates in the 

existing industrial areas greater demands will be placed on infrastructure and it will take 

careful planning on the part of BXSLFR in consultation with all the other RONO service 

providers to maintain or enhance the level of service BXSLFR will be able to provide. 

The RONO along with its municipal counterparts worked collaboratively for two years to 

create a Regional Growth Strategy (RGS) that identifies where growth in the region will 

occur and what impact this growth will have. The final report was circulated through the 

regional district and member municipalities for comments. On September 21 , 2011, the 

third and final reading of the Bylaw adopting this report was passed by the RONO Board 

of Directors. The report identified that growth along the east side of Swan Lake Hwy 97 

corridor will likely occur. Existing today is a substantial industrial park along Hwy 97 on 

both sides of the highway and parallel to the railroad. The forecast growth in these 

businesses will provide many more jobs to the region and contribute to the local 

economy. The growth is forecast to the north along this corridor into the south end of 

, 

the Spallumcheen municipality which also has a large and varied industrial community. 

In being proactive, the RONO Protective Services Manager, Ron Baker and BXSLFR 

Fire Chief Bill Wacey, have requisitioned this report to offer independent third party 

advice on the future needs of the BXSLFR and the community it provides fire and 

rescue services for. This report provides detailed information on the needs of BXSLFR 

with respect to the current fire hall and makes other recommendations on how the 

service can be improved thereby complimenting the RGS and the specific needs of the 

BXSLFR service area. 

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May 3, 2012 - Item D.2 

The existing BXSLFR fire hall should be maintained and consideration given to 

acquiring a new aerial ladder truck that could be situated there to serve BXSLFR, 

SSVFO and the North Okanagan region. 

Over the next 10 years consideration should be given by the RONO to transition to a 

composite -fire service delivery model with some career staff and paid on call staff to 

ensure a timely response with sufficient personnel to mitigate most incidents. This 

transition may start with a full time paid Fire Chief with the primary job profile 

responsibility as a department manager providing oversight to a department with 

several million dollars of assets. Along with operational and administrative duties, this 

person would be responsible for long range plan development, advising RONO 

administration and elected officials of the needs of the fire service and ensuring its 

ability to provide service that is well managed. 

A fire department does not exist for what it does. It exists for what it may have to 

do. 

1.1 Summary of Recommendations 

5.0.1 RECOMMENDATION: 

It is recommended that planning at the regional level be initiated to add a new fire 

hall in the Swan Lake Corridor with a Type 1 engine and rescue truck for 

apparatus within the next 5 years. 


It is recommended that an additional Type 1 engine with pumping capacity of 

6000Llmin be added to the fleet if a new fire hall is built. 

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May 3, 2012 - Item D.2 


It is recommended that a 75' aerial ladder or Quint 1 be acq uired for the 

BXSLFRlSSVFD with a minimum 6000 Llmin fire pump as a replacement for 

Engine 61. 

2.0 Introduction 

2.1 Project Scope 

1. To review the current station size, layout functionality, location and recommend 

improvements for effective resource allocations and improved efficiencies. 

2. To evaluate response times to all points in the fire protection area. 

3. To evaluate demographics, future growth, and their anticipated impact to Fire 

Department operations and delivery of service over the next 20 years. 

4. To forecast Fire Department operational requirements over the next 20 years. 

5. To evaluate the impact of proposed locations on insurance industry grading. 

6. To provide recommendations, financial implications and an implementation plan 

(including a detailed timetable). 

7. To explore the potential for shared resources with neighboring jurisdictions. 

2.2 Disclaimer 

This report is being submitted for your review and consideration. FireWise Consulting 

Ltd. (FWC) makes no representation or warranty to the Recipient with respect to the 

information and shall not be liable for any errors or omissions in the information or the 

use thereof. 

2.3 Background 

The BXSLFR has outgrown the existing fire hall and discussions have been underway 

to determine whether to renovate, rebuild or to construct a new or a second facility to 

better accommodate the department and explore ways to make it more efficient. The 

1 A quintuple combination pumper or quint is a fire service apparatus that serves the dual purpose of an engine and a ladder 

truck. The name quint is derived from the Latin prefix quinque, meaning five, and refers to the five functions that a quint provides: 

pump, water tank,fire hose, aerial device, and ground ladders. 




May 3, 2012 - Item D.2 

desire to improve fire service delivery and to provide a sustainable fire service that will 

meet the needs of the whole community are goals that can be attained through proper 

planning in concert with the RGS and Official Community Plan. 

This purpose of this Fire Hall location and facilities study is to review the present Fire 

Hall location and facilities and determine the future requirements as they relate to 

predicted growth. The result of the Study should be the identification of 

recommendations that, when implemented, will result in improved service delivery, 

operational and cost effectiveness now and into the future. 

3.0 Methodology 

3.1 Meetings 

An initial meeting with RDNO Protective Services Manager, Ron Baker, BXSLFR Fire 

Chief, Bill Wacey and the consultants took place immediately after the engagement was 

undertaken. This meeting was to confirm the scope of the project, to receive pertinent 

documents and to discuss what other documents that was available for review. 

Meetings with other regional Fire Chiefs also took place. They were City of Vernon Fire 

Chief Keith Green, District of Coldstream Fire Chief Dave Sturgeon,and Township of 

Spallumcheen and Town of Armstrong Fire Chief Ian Cummings. They confirmed their 

commitment to the RGS. A general discussion ensued on how to improve fire service 

delivery in the region through automatic aid, enhanced training and to identify issues of 

common concern. 

Other discussions took place with the RONO Area Director "e"'" Mike McNabb and 

Township of Spallumcheen CAO Lynda Shykora to hear their comments on the fire 

service in general and to confirm their commitment to the RGS. 

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May 3, 2012 - Item D.2 

3.2 Document Review 

Relevant documents from BXSLFR and the RONO were requested for analysis. These 

included firefighter membership rosters, equipment specifications, and travel and time 

analysis to various locations in the region, fire hydrant maps, water system capacity, 

and vital statistics of the RONO. Of particular interest was the RGS wherein all regional 

local governments, their staff and the public at large had opportunity to contribute. 

In part, the RGS Vision statement reads that the "'Regional Board will strive to conserve 

and enhance the very reasons that make the North Okanagan so attractive by ensuring: 

• Inclusive, accountable and effective governance based upon a foundation of 

regional cooperation.1J 

The RGS became one of the most critical reference documents for this study because 

of the strategic goals it set out and the importance the delivery of emergency services 

will be in attaining this vision for the future. The recommendations contained in this 

report compliment the RGS strategy but offer important suggestions for other 

improvements or services directly or indirectly related to fire service delivery that will 

need to be part of an overall plan to create a sustainable community in which to live and 

work. 

FWC also referenced NFPA standards 1720, 1221, 1142, Fire Underwriters Survey, 

WorkSafeBC Regulation, Fire Services Act, and other unspecified documents supplied 

by the RONO and other sources. 

The northern portion of the BXSLFR response area along the east side of Swan Lake is 

designated within the RDNO's "Regional Growth Strategy" as a "Growth Area". It is a 

goal of the communities in the North Okanagan to concentrate future growth within 

these designated areas. 

Several stated goals within the RGS directly or indirectly affect the delivery of fire 

services to this area. Within the policy area of "Urban Containment and Rural 

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May 3, 2012 - Item D.2 

Protection" the first goal is to "Focus Development into Growth Areas". Specifically. the 

strategy calls for: 

Goal UC-1.1: " areas designated as Growth Areas are to be fully serviced with 

community water and sewer systems and can accommodate a broad range of 

urban land uses at urban densities"; 

Goal UC-1.2.1: "Infrastructure is developed in a way that makes efficient use of 

existing and future public infrastructure investments"; 

Goal UC- .9: " ... The development of Future Growth Areas will be based on 

Official Community Plan policies and is contingent on the provision of water, 

sewer and appropriate civil services, such as emergency response, as well as 

the identification of suitable and sustainable water sources that are adequate for 

the level of planned development ..." 

3.3 Site Visits 

Four site visits were made to the Greater Vernon area for the meetings with the area 

Fire Chiefs, RONO staff and to tour the area to gather information. A cursory fire risk 

analysis was done of the area which included gathering information on access routes, 

the type, size and location of major businesses, and available firefighting water supply 

and fire hydrant locations. 

Area roads were travelled to determine access routes onto Hwy 97 from the existing 

BXSLFR fire hall and proposed new fire hall locations. Special attention was paid to 

several industrial sites for the purposes of determining required fire flows and fire 

hydrant locations to assess the capacity of BXSLFR and the RONO water system, so 

that relevant recommendations could be made. 

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May 3, 2012 - Item D.2 

3.4 Draft Report 

A draft report was prepared for the RONO for discussion purposes and a final report 

prepared for presentation to the RONO. 

4.0 Growth Areas 

The growth areas identified in the RGS that directly impact BXSLFR in Electoral Area 

"B" have been identified as along the east side of Swan Lake and into the Township of 

Spallumcheen on the east side of Hwy 97 A. 

The goals in the RGS have overlapping objectives. Goal EO-1 is to: "Promote a 

regional approach to economic developmenfJ. This goal overlaps with several others 

one of which is Goal GS-2 to: "'Pursue efficient, effective and fiscally responsible service 

delivery". 

The RGS goal of having "the communities of the North Okanagan agree to work as 

partners and individually to realize the goals of the RGS" is a noble undertaking. There 

are opportunities for the local and regional governments to work together to provide an 

enhanced fire/rescue service and the supporting infrastructure in the identified growth 

area. 

Many of the region's major employers are situated in the growth area. More industry 

will undoubtedly locate there because of the existing industries, expanding 

transportation infrastructure, available workforce and the established communities. A 

well equipped and managed fire department can be a model of how a region 

demonstrates its commitment to the residents and to industry with the local government 

helping to protect their investment and by providing a timely and effective response for 

any life threatening or economic emergency that may occur due to fire. 

Our observations have concluded that the RONO and the Township of Spallumcheen 

both need to enhance their existing level of fire protection to their communities. A 

shared resource in the north BXSLFR response area would provide beUer fire protection 

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May 3, 2012 - Item D.2 

to the south end of the Township of Spallumcheen where growth in industry and 

housing is expected. All of the objectives of RGS Goal GS-2 and the sub Goals GS-2.1 

to 2.4 can be applied to enhancing the fire service for both communities of the region. 

Some automatic aid agreements between BXSLFR and the Armstrong Spallumcheen 

fire department are under review and may be used as a model of regional cooperation 

going forward. Economies of scale will be realized if a shared resource is created thus 

benefiting the region. 

4.1 Future Needs Forecast 

A report to the RONO by the Regional Growth Management Advisory Committee was 

received by the RONO board April 28, 2010. In this report Population and Housing 

Trends Forecasts were forecasted out to the year 2031 and were based on the 

assumption that'" The North Okanagan will continue to be an attractive place to live and 

work and that the Region will continue to experience /ong-term-eoonDmic viability'~ 

The forecasts have identified the growth area to be in the City of Vernon at 1.45% 

(mainly through increased density), the ~istrict of Coldstream at 1.26%, RONO Electoral 

Area '"e" at 0.77%, and Sectoral Area "8" at 0.25%. 

The report has projected that the growth will be characterized by discernable changes in 

the composition of the population. The greatest increase will be seen in the 65-plus 

population which will grow at an annual rate of 2.7% so that in 2031 one third of the 

area population will be over the age of 65. As noted in table A2 on page 54 of the RGS 

report, this aging population trend should peak in 2026 and then start to decline. 

Another interesting statement in this report is that; "'The Regional District of North 

Okanagan will face significant challenges over the next 25 years, as the number of 

seniors continues to increase dramatically. Growth in the older age groups of the North 

Okanagan population is projected to continue increasing considerably faster than for the 

rest of the province as a whole, as the Okanagan remains a preferred retirement 

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May 3, 2012 - Item D.2 

relocation centre for Seniors from Canada and the US and as the local "Baby Boom" 

population ages". 

The need for emergency services will also rise particularly for medical issues coinciding 

with the aging population. Currently BXSLFR is not a designated First Medical 

Responder agency but it will provide assistance to BCAS under special circumstances. 

Pre-hospital care is the responsibility of the Provincial Government and is delivered 

through the British Columbia Ambulance Serice (BCAS). The BCAS budget rose 75% 

between the years 2002 to 2010, from $181 million to $310 million. 2 There is concern 

that the ambulance service in its existing service delivery model is unsustainable. As 

the population ages and requires more medical services it is anticipated that the 

ambulance service will often be overwhelmed with calls for service as is the current 

reality. 

Taxpayers do not understand the subtleties of whose responsibility or whose budget is 

affected when they need assistance. In their mind, there is only one taxpayer and they 

expect that when a call for assistance is made to 9-1-1 help will be arriving in a timely 

fashion. 

Several goals of the RGS could be applied to 

an enhanced level of service delivered by 

BXSLFR in the form of a first medical 

response to the residents and visitors to the 

region. Recent changes to the auto 

extrication response matrix will also mean 

that BXSLFR will be responding to more of 

these types of incidents. 

2 Policy Monitor.ca/health-care/bc-ambulance-consultation/ 

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May 3, 2012 - Item D.2 

The key components to an effective fire service are, staffing levels commensurate to the 

size and type of incident, adequate equipment and facilities, training and a reliable 

water source. The public has expectations that the fire department has identified the 

risks in their community that have the potential to be a threat to their personal safety. 

They also assume and often take for granted that the fire department has equipped and 

trained itself to protect or save them from these risks when an emergency incident 

occurs. It takes proper planning on the part of all stakeholders to ensure the emergency 

services have kept pace with the rate of development. Forecasting future operational 

requirements is part of the process and fire department master plans and then strategic 

plans would be an aid to the RONO administration and elected officials to ensure that 

the fire service is able to meet the public expectations. 

5.0 Fire Hall Location Type, Equipment and Capacity 

5.1 Existing BXSLFR Fire Hall 

The BXSlFR fire halt was bui't in 1976. 1n 1994 an addition was made to the ongina' 

building to accommodate two more pieces of fire apparatus. In 1995 there was another 

small addition added to provide more storage space. The building is concrete block on 

a slab with a basement area under the office area/meeting room area which is used as 

a lounge area for the firefighters. There is very little office space in the fire hall and the 

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May 3, 2012 - Item D.2 

meeting/training room ;s sma" and 

inefficient. The apparatus bays are two wide but long enough to accommodate 3 trucks 

in each bay. This means that the less frequently used vehicles are parked in the middle 

of the long bays and the most frequently used 

vehicles are parked facing the overhead doors. 

The fire hall is on an adequate lot for the size 

of the building and there is sufficient parking 

for the firefighters. The parking lot is also used 

to do some training such as auto extrication. 

To the west of the fire hall is a community park 

which is enjoyed by the whole community. It 

would appear there is little chance of any more 

land adjacent to the fire hall that could be annexed and used to expand the present 

facility even more. 

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May 3, 2012 - Item D.2 

Although the BXSLFR has outgrown the existing facility, it still can be a very functional 

fire hall. It is in a populated area where the paid on call firefighters reside making the 

firefighter response time to the fire hall shorter for both fires and other types of 

emergency. It is also located on Silver Star Road which is a major regional traffic 

corridor to the populated areas further along proceeding up to Silver Star Mountain. 

There are other "'feeder" roads that lead off to the west and east of Silver Star Road that 

make the location of the existing BXSLFR fire hall central to the most populated 

neighborhoods of the BXSLFR response area at this time. 

The eXisting fire hall is both well built and maintained. The continued use of the existing 

fire hall is complimentary to the RGS Goal UC-1.2 but it has inadequate space for 

offices, meeting area, air fill station and storage. Additionally, its location exceeds a 

5km travel distance to many commercial properties and 8 kilometers travel distance to a 

number of residential properties within the fire protection area. These represent the 

maximum travel distances recommended by Fire Underwriters Survey (FUS). (See 

Appendix "'A") 

An inefficiency that is identified in the existing fire hall is that the apparatus bays are not 

very wide. 

The department has done a good job of making use of every inch of available space in 

the apparatus bays for setting up 

or storing essential equipment 

required for maintenance. It is a 

safety concern when fire fighters 

rush into the fire hall to get 

dressed in their turn out gear that 

is situated in close proximity to a 

large truck that may be leaving the 

building. With all the extra 

equipment stored beside the large 

fire apparatus, it makes it difficult 

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May 3, 2012 - Item D.2 

for personnel to walk by or carry 

equipment past a truck with the 

compartment doo rs open. The west 

wall of the apparatus bay is used as a 

workshop, SCBA filling and fire 

extinguisher refilling. This may not be 

the best arrangement as the chemicals 

used in refilling fire extinguishers are in 

close proximity to where th~ breathing 

air bottles are filled. The potential to 

have the powdered chemical residue 

and dust enter into the fill whips and air 

bottles valves is an Occupational Health & Safety concern. 

It is also inefficient to have the fire apparatus 

parked three deep in a fire hall that is 2 bays wide. 

The recent acquisition of a larger rescue truck has 

demonstrated that as new equipment is 

purchased the overall length will be an important 

consideration to ensure any new apparatus will fit 

in the fire hall. 

The lack of office space makes it difficult for Fire 

Chief Wacey to have a quiet, secure space to 

work. The current shared office is not efficient 

since essentially all the office equipment such as 

copier, fax machine, and computer is also located 

in this office. There is a lack of space for secure document storage that may contain 

sensitive information. 

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May 3, 2012 - Item D.2 

The main floor social room also serves as a training room and meeting room. Due to its 

size it barely meets the needs of the department as either a training room or meeting 

room. The room setup must be re-configured for the next intended use which limits its 

use for training courses that may 

last more than one day. 

The existing fire hall does not lend 

itself well to being used as an 

operational level central command 

centre if a major regional incident 

were to occur due to. its size and 

interior arrangement. 

It does have shower facilities for 

fire fighters but the shower 

facilities are relatively small. 

There is laundry equipment for cleaning dirty or contaminated turn out gear but it is 

located in the main part of the fire hall in the same general area as the washroom 

facilities. The laundry equipment may be good but it is not industrial quality. Gear that 

is contaminated from the smoke of a fire, hazardous materials, body fluids or from other 

sources should be kept out and away from personal areas of the fire hall to avoid cross 

contamination of personal clothes or the common staff and social areas of the fire hall. 

Despite its current inefficiencies, if properly renovated the current fire hall, due to its 

proximity to much of the development, work locations, and residences of many of its 

paid on call firefighters, will remain a valuable asset. Alternately, a second fire hall to 

service the Swan Lake Corridor could be considered as a regional solution to the 

identified service gap. 

Our observations of the existing building conclude that it will be disruptive. However, a 

certain level of disruption is unavoidable if any type of renovation is to be undertaken on 

this building. A well staged and executed renovation will help to minimize adverse 

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May 3, 2012 - Item D.2 

impacts on the operation that will occur. Alternatively, if a new well designed BXSLFR 

fire hall were to be built with consideration given to the space required for meeting 

rooms, offices, clean rooms for SCBA filling and servicing, fire extinguisher refilling, a 

designated workshop etc, the existing fire hall could continue to serve the community 

well as secondary facility. 

5.2 New Fire Hall Location 

Along the Swan Lake/Hwy 97 Corridor north of 

Vernon there are numerous businesses that 

provide employment to many thus creating 

considerable economic benefit to the region. 

The businesses are comprised of auto, truck 

and farm equipment dealerships, and repair 

facilities. There are also nurseries, farm supply 

stores, large fruit and vegetable markets, 

recreational vehicle and boat dealerships, and 

storage and repair facilities. A card lock fuel facility, large water slide complex and 

other seasonal businesses line Hwy 97. Midway along Hwy 97 there is a commercial 

vehicle weigh station where commercial trucks heading in either direction along the 

route must stop to be weighed and 

occasionally inspected. Other 

businesses include heavy 

manufacturing companies that fabricate 

large industrial machinery and 

components, a furniture manufacturing 

plant and specialty vehicle and marine 

repair facilities. 

An historical call review reveals that 

there have not been many 


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May 3, 2012 - Item D.2 

emergency/fire events of major significance in the industrial area. However, a 2010 fire 

at the Armstrong Tolko mill site proved how one major fire could overwhelm regional 

resources. During our tour of the area it was realized that due to the nature of some of 

the businesses, the processes they use in their facilities, and the size of the complexes, 

there is considerable risk for a major fire. 

Running parallel to Hwy 97 is the active Kelowna Pacific Railway (KPR). The 

commodities this short line railway carries are forest products, grain and industrial 

products such as propane. It transports 

16,000 carloads per year on 104 miles 

of track, connecting with the CN rail line 

in Kamloops. The KPR has a good 

safety record but the potential for a 

railroad accident is an identified risk. 

Based on our review of incident history, 

risk analysis, travel distance and time 

factors, and the existing BXSLFR fire hall location and equipment, we have concluded 

that a new minimum 2 bay fire hall should be located in the Swan Lake Corridor. This 

fire hall should have a Type 1 fire engine with a minimum of a 6,000 litres per minute 

(1250 gallon) fire pump and ancillary equipment. The second apparatus could be a 

multi-purpose rescue truck with auto extrication equipment, and other specialized 

rescue and first aid equipment such as heavy lift air bags, an automatic external 

defibrillator, etc. 


It is recommended that planning at the regional level be initiated to add a new fire 

hall in the Swan Lake Corridor with a Type 1 engine and rescue truck for 

apparatus within the next 5 years. 


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May 3, 2012 - Item D.2 

The timeline for this added regional capacity realistically could be within the next 5 

years. If it is the wishes of the RDNO Board and other municipalities to act on this 

recommendation, then the lengthy process could start immediately according to the 

protocol and in compliance with legislated requirements the RDNO is obliged to meet. 

5.3 New Fire Hall Information 

The functional worth of a fire station is established in the planning stages. In these days 

of high construction costs the expenditure of public funds must be carefully considered 

to avoid serious and costly mistakes. 

The area to be protected is a determining factor in planning the location, type and size 

of the station whether it is residential, urban, suburban, rural, mercantile or industrial, 

congested, high hazard, open, zoned, or unrestricted. 

The proximity of schools, hospitals, theatres or other places of public assembly; also the 

geographical and topographical relationship to other stations if any; and the existence of 

permanent traffic obstructions such as rail road tracks must all be taken into account. 

Other fundamental considerations include the number and types of apparatus to be 

quartered and whether or not a chief officer or officers will be headquartered there as 

well. 

Fire stations should not be located on heavily travelled roads or one-way streets. The 

street should be of good width, perhaps a secondary arterial which could provide a clear 

fire lane across the protection area. There should be a minimum of traffic congestion in 

the area. 

The site should be level, never on a hill side. When possible, one or more rear doors 

could provide for a drive through capability for the apparatus. 

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May 3, 2012 - Item D.2 

The problem of locating a fire station 

has probably caused more debate than 

. anything else affecting the fire service. 

Fire Chiefs who encounter the 

opposition of taxpayers, real estate and 

other groups in selecting a fire station 

site in a residential area should be able 

to prove that locating a modern fire 

station in any residential area does not 

decrease property values, but rather 

tends to increase them because emergency services are close at hand. 

The apparatus floor area is the heart of every fire station. The location, size, shape, 

layout and provision for easy and quick access from all areas are one of the factors that 

establish good functional design. 

In determining the size and layout of the station, the planning committee must consider 

both the immediate and the future needs of the firefighters occupying the station. 

Apparatus room doors should be at least 3.6 m 

(12 ft.) wide and 4.3 m (14 ft.) high, and when 

possible each piece of apparatus should have 

direct access to the street. Single truck stations 

should be at least 7.5 m (25 ft.) wide whereas 

multi truck stations require a minimum width of 6 

m (20 ft.) per truck. 

Depth is dependent upon the number of pieces of 

apparatus to be housed. Ample space must be provided at the front, sides and rear of 

apparatus to permit routine maintenance, access to tools and equipment, ease of 

response and repacking ·of hose. 

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May 3, 2012 - Item D.2 

Apparatus room floors should be of concrete slab construction with care taken to avoid 

a slick finish. The floor should be pitched for adequate drainage, but not so steeply that 

the apparatus will roll toward the doors when the brakes are off. 

Suggested ceiling height for the room is 5 m (16 ft.). Overhead, counterbalanced, 

electrically operated doors with controls either at the alarm room or apparatus room are 

recommended, however, provision should be made for manual operation in case of 

power fail ure. 

Other equipment in the apparatus room should include a battery charger, water taps, 

cleanup tools and maintenance equipment, work bench with hand tools, air compressor 

and vice. 

Electric or gas fired hose drying equipment is now available which can effectively 

replace the hose tower of days gone by. Several of the advantages of this modern 

equipment include reduced construction costs and energy efficiency. Fire hose washing 

machines along with dryers and storage racks properly belong in the apparatus area 

unless a special hose-servicing room is provided. The mobile type of hose rack, 

equipped with locking casters and a rotating table for reloading apparatus, is very 

popular and offers several advantages over the old type racks which were made of pipe 

and wood. 

The Alarm Room/Office is the nerve center of the station, where supervision is 

maintained over all communications. The old time watch desk, formerly located on the 

apparatus floor, has given way to a separate room where all alarm communications and 

controls are centered. 

Tack boards, bulletins, radio consoles, chargers, telephones and all other related 

equipment should be arranged in a compact orderly manner and conveniently located. 




May 3, 2012 - Item D.2 

A minimum of two showers, two water closets, two urinals and two wash basins should 

be provided for male personnel and the appropriate equivalent for female personnel. 

The electrical system should have plenty of service outlets for cooking, air conditioning, 

radio, television, battery chargers, electric portable tools, projection and sound 

equipment, and breathing air compressor, to name a few. Fluorescent lighting fixtures 

are recommended in all areas, with the possible exceptions of closets, storage rooms, 

and basements. Exterior flood lights are advisable for drives and parking areas. Ample 

windows, providing plenty of daylight, ease the demand on lighting circuits. 

It is preferable to have a clean, sound proof room dedicated to a self-contained 

breathing apparatus air filling station incorporated into the design. The compressor and 

cascade air bank should be located for easy access. All breathing air must comply with 

WorkSafe Be Regulation 8.37, Respirable Air Quality. 

A well-equipped lecture and reading room with good chairs, convenient tables, 

television, and media players should be provided. Also a library with training manuals, 

fire related books and subscriptions to leading Fire Trade periodicals is an asset. An 

internet connection is also essential for accessing information and training materials. 

While the requirements considered above are common to both volunteer and paid 

departments,there are some differences in station design. The volunteer station may 

be used for other functions and will be equipped with a kitchen and large meeting room. 

The meeting room could be divided into smaller rooms as required by means of folding 

partitions. 

A separate entrance to these facilities will help alleviate traffic through the fire station. 

The fire protection needs of jurisdictions are always changing and a fire station which is 

adequate today may require extensive expansion or modification in just a few years. It 

is necessary for local fire stations to be designed and constructed to accommodate 

anticipated changes to their staff, equipment and services. Only when they have been 

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May 3, 2012 - Item D.2 

designed for flexibility and adaptability to change can these essential facilities expand 

and adjust to meet new demands with the cost effective alterations. 

In areas of the province where power outages are frequent, standby generators are also 

installed at fire stations so the fire department can still function in a safe manner 

especially during an emergency situation. 

There are many fire stations located within each region of the province. Fire 

departments that are contemplating a new station should look at existing fire stations. 

Other fire departments will be more than willing to discuss the pros and cons of their 

own fire halls. 

5.4 Fire Hall Cost 

There are many different styles and methods of construction to consider when 

constructing a new fire hall, each with their own advantages/disadvantages in terms of 

construction cost and operating and maintenance costs. There are pre-engineered 

steel buildings, pre-cast tilt up slab type buildings or pre-engineered wood frame 

buildings. Some types of building 

materials however may not be 

complementary to the Wood First Policy 

No FIN027 adopted in February of 2011 

by the RDNO Board. 

Our research has found that a 

professionally managed project can cost 

between $250.00 and $300.00 per square foot. Within the RDNO, the District of 

Coldstream has had recent experience with building two new fire stations in their 

community. Their experience should be solicited with respect to station design and 

cost. The Lavington Fire Hall is an example of a smaller fire hall with ample office 

space, a large training/meeting room and other features necessary in a fire hall. 




May 3, 2012 - Item D.2 

5.5 BXSLFR Fire Apparatus Capacity 

BXSLFR currently has two pumpers. 

Engine 61 is a 1996 Type 1 fire engine with 

4800 Llmin fire pump and a 4550 liter water 

tank. Engine/Tender 65 is a 2006 Type 2 fire 

engine with a 4800 Llmin fire pump and 6825 

liter water tank with a three person cab. The 

total current BXSLFR pumping capacity is at 

9600 Llmin in these two units but 

Engine/Tender 65 is part of the water supply 

support system due to its tank size and other features and therefore may not be 

committed as an engine at a large structure fire. In light of this, at least one additional 

Type 1 engine will be required when the community risks are analyzed with respect to 

required pumping capacity. 

In 2016, Engine 61 will reach 20 years of age. 

ULC and FUS recommend replacement of 

frontline apparatus at that time interval. As 

noted in another section of this report this 

apparatus should be an aerial device that can 

not only service the BXSLFR area but also 

SSVFD. It should have a 6000 Llmin (1250 

IGPM) fire pump with at least a 24 meter (75 

feet) ladder with a master stream capability. 


It is recommended that a new Type 1 engine with pumping capacity of 6000Llmin 

be added to the fleet if a new fire hall is built. 

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May 3, 2012 - Item D.2 

The cost for a replacement for Engine 61 with a custom chassis and 6 person cab, 6000 

Llmin pump similar to the existing unit would be approximately $500,000.00. If a new 

fire hall is being considered, then this engine would be in addition to the existing 

apparatus. If the new fire hall recommendation is rejected then the following 

recommendation to acquire a Quint would be the preferred replacement for Engine 61 . 

A Quint staged at BXSLFR could be a beneficial shared resource within the region 

particularly if BXSLFR and SSVFD were integrated as observed in other sections of this 

report. The integration of BXSLFR and SSVFD will require further study. 


It is recommended that a 75' aerial ladder or Quine be acquired for the 

BXSLFRlSSVFD fire department with a minimum 6000 Llmin fire pump as a 

replacement for Engine 61. 

A Quint is a versatile apparatus. If properly designed, a Quint will be able to access any 

property a full size Type I engine will. The ladder can be used for so many other things 

than just an elevated stream or for rescuing occupants trapped from upper floor 

windows. For example, roof operations for chimney fires are much safer if for no other 

reason than the illumination that lights on the end of the elevated ladder can provide to 

light up the scene at night. Lightweight roof trusses that are so common in modern 

construction have a well documented rapid fail rate when subjected to the heat from a 

fire. Ventilation tactics are much safer when performed by a roof crew working on an 

extended aerial ladder. 

An elevated stream can also be an effective tactic for exposure protection or when used 

to hit a bush fire hard from above sweeping the fire back into the already burned area or 

from the flanks. Aerial ladders are useful devices in some situations such as an over 

the bank patient rescue because of their reach and lifting functions. The multiple 

3 A quintuple combination pumper or quint is a fire service apparatus that serves the dual purpose of an engine and a ladder 

truck. The name quint is derived from the Latin prefix quinque, meaning five, and refers to the five functions that a quint provides: 

pump, water tank, fire hose, aerial ~evice, and ground ladders. 

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May 3, 2012 - Item D.2 

functions of an aerial ladder in tactical operations are only limited by the intuition of the 

incident commander and fire ground crews. 

Within the fire service community there is much debate about fire apparatus. There are 

standards such as NFPA 1901 or ISO that apply to mandatory features and equipment. 

In reality there are very few identical fire engines. When it comes time to decide on 

which type is best, the Fire Chief or a truck committee usually make the final decision. 

If a community has an adequate firefighting water supply, with properly spaced fire 

hydrants, the amount of water an aerial ladder truck carries in its tank is not as much of 

a concern, whereas the ability to access a building with close enough proximity to be 

effective at a working fire is more important. An extra 1000 litres of water on board 

makes little difference if the aerial device can't be situated close enough to the fire, due 

to the size of the truck. 

Points to be considered are that single axle aerial ladder trucks are much shorter in 

length than a larger tandem axle truck. Aluminum aerial ladders are lighter in weight 

and "Huck" bolted aluminum ladders employ aircraft technology making ladder 

maintenance and repair less expensive. Mid-mount aerial ladders are typically lower in 

height which translates into better handling characteristics. Mid-mount ladders typically 

are not as heavy due to less weight required in the torque box and the engine can be 

serviced without having to raise the ladder. 

The needs of the community along with access, clearance and weight issues all have to 

be factored into the purchase of a major piece of equipment such as an aerial ladder 

device. One example of the use of a Quint as a frontline fire apparatus is the Kelowna 

Fire Department (KFD). They have deployed Quints from two of the KFD fire halls with 

great success. 

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May 3, 2012 - Item D.2 

The cost of a 75' aerial ladder truck will depend on the equipment ordered with the unit 

but they typically cost between $600,000.00 and $800,000.00. Appendix "E" provides 

additional information on a 75' mid-mount aerial ladder truck. 

5.6 Response Time and Travel 

Response distance has historically been a determining factor rather than response time, 

due to the large number of unmanned fire halls. FUS has accepted travel distance as a 

determining factor for grade classifications. In reality, overall response time is a better 

measure for a responding fire department. Overall response time is an important 

consideration when a fire is in its incipient phase and small in size. In a paid on call 

staffing model like BXSLFR uses, response by the paid on call firefighters to the fire hall 

must be factored into the equation. The time it takes the paid on call firefighters to 

respond from home or work to the fire hall when a call for service has been received by 

the 911 dispatch centre and the appropriate fire department has been alerted, will add 

several minutes to the overall response time. 

Emergency incident dispatching for the RDNO including BXSLFR is contracted out to 

the Regional District of Fraser Valley (RDFV) in Chilliwack. For the purposes of this 

report it is assumed that the dispatch RDFV centre meets an emergency call 

management and dispatch standard such as NFPA 1221 and that the standard of 

service is acceptable to the RDNO board. 

Another standard to be considered is NFPA 1720: Standard for the Organization and 

Deployment of Fire Suppression Operations, Emergency Medical Operations and 

Special Operations to the Public by Volunteer Fire Departments. (See Appendix "B', 

An excerpt from NFPA 1720 is as follows: 

Purpose: 

• Specify the minimum criteria addressing the effectiveness and efficiency 

of the volunteer emergency response delivery in protecting the citizens in the 

jurisdiction 


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May 3, 2012 - Item D.2 

• This standard does not restrict any jurisdiction from exceeding these 

minimum requirements 

• Authority having jurisdiction (AHJ) shall determine if this standard is 

applicable to their fire department 

The RDNO administration and elected officials in consultation with the BXSLFR Fire 

Chief should review this standard to determine if all or part of this standard may apply. 

A new fire hall located in the recommended area would provide a shorter overall 

response time anywhere along the Hwy 97 corridor, Hwy 97 A, and over to the west side 

of Swan Lake and Old Kamloops Road and into 

the south end of the Township of Spallumcheen 

area. The new fire hall could potentially be 

staffed in the daytime with paid on call 

firefighters similar to the staffing model the 

BCAS 4 uses with its "Foxtrot' stations, where 

crews are paid a small wage to be on standby 

and within 90 seconds of the station. When a 

call is received, their rate of pay jumps and they 

receive a minimum 3 hour call out rate. 

A new fire hall with live in accommodations similar to the SSVFD fire hall could also be 

considered which may be converted to dormitories in a fully manned fire hall in the 

future. Other staffing examples of transitioning fire departments are Merritt Fire 

Department and Mission Fire Department who have been innovative in their staffing 

solutions. 

5.6.1 Travel Distances from Proposed New Hall Location 

Response travel distance and travel times were done to various points in the region 

from the proposed new fire hall location. These distance and travel times are estimated 

4 wikipedia.org/wiki/British_Columbia_Ambulance_Service 

www.lf1irew[seconsmting.com 

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May 3, 2012 - Item D.2 

only and are computed with the travel time based on "routine" or non-emergency 

driving. 

The following calculations are based on a general fire hall location in the Swan Lake 

Corridor for the purpose of determining travel and time comparisons. 

Location: From existing fire hall From Irolosed new fire hall 

7235 Old Kamloops Road 10.4 KMS; 17 minutes 7.3 KMS; 11 minutes 

: 8140 Becketts Road 7.9 KMS; 13 minutes 4.2 KMS; 5 minutes 

: 8106 Highland Place 6.2 KMS; 10 minutes 2.1 KMS; 3 minutes 

Atlantis Water 5lides 8.8 KMS; 13 minutes II 2.3 KMS; 3 minutes 

; 159 Cranberry lane 10.6 KMS; 15 minutes 11 9.2 KMS; 17 minutes 

i Tolko Mill, Armstrong 14.1 KMS; 19 minutes 8.3 KMS; 8 minutes 

The travel times are the time from the fire hall to the incident location in an emergency 

response vehicle but in a non-emergency response or routine driving. Since it takes 

time for paid on call firefighters to respond from their residence or place of work, an 

additional 3-4 minutes could be added to the travel times making the overall response 

time greater. That is the reality of the paid on call or volunteer firefighting staffing 

model. 

Taking into consideration the changing demographics and who the typical volunteer 

firefighter is, the proposed location of a new fire hall in the Swan Lake Corridor appears 

to be in alignment with the forecast residential development for this area in the RGS. 

As neighborhoods mature, the population ages as well. New firefighters will be drawn 

from the newer residential developments which are often where young families tend to 

reside. The hope is that some will volunteer as firefighters and serve for many years. 

Response travel and distance times will always vary in a paid on call fire department 

due to the uncertainty of the availability of the firefighting force who must respond form 

home or work. This may also require further staffing model studies that look for 

innovative ways to ensure an adequate response especially during the daytime hours. 

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May 3, 2012 - Item D.2 

5.7 New Fire Hall Impact on Insurance Industry Grading 

The proposed new fire hall location is expected to have a positive impact on fire 

insurance premiums in the area. This is due to the more favorable travel distances FUS 

looks for as part of its grading criteria. Travel distance is an important criterion that FUS 

uses but it is only one of several benchmarks it applies when grading a fire 

department's ability to protect a community. 

It is also important to note though that insurance companies have different fire-loss 

experiences and underwriting guidelines which means there is no consistency in 

premiums to the consumer. FUS grading is one criterion an insurer will use to set policy 

rates in a community. 

6.0 Firefighting Water Supply 

With respect to the RGS goals as they relate to firefighting services, there is existing 

infrastructure as evidenced by the presence of fire hydrants located within the response 

area. Whether, for the purposes of firefighting, they are adequate in number, location, 

volume and/or pressure is beyond the scope of this project. We are not qualified to 

make such a determination but FWC can comment on firefighting water supply in a 

general way. 

Water supply is one of a number of important components of an overall fire protection 

system. In any assessment of a water supply system, the major emphasis is placed 

upon its ability to deliver adequate water to control major fires on a reliable basis via 

sufficient and suitable hydrants. 

With regard to water supply for firefighting purposes, our observations are that this may 

require further study by all stakeholders. Appendix ·'e'" provides some information on 

the water system in forecast growth area. 




May 3, 2012 - Item D.2 

6.1 Alternative Water Supply 

•••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• 

The BXSLFR has adapted and equipped itself very well to deal with the lack of available 

water in much of its community. Other sources of water can be used as a water supply 

for firefighting purposes. One of these alternate sources could be Swan Lake. 

There are two lake points along the east side of Swan Lake where BXSLFR has access 

to the lake via boat launches. Many fire 

departments use access to a large body of 

water such as this to set up a pumping 

relay. A large pump capacity engine is set 

up to draft at the lake and water for 

firefighting is pumped through large 

diameter hose to another engine at a 

location which can be a considerable 

distance away from the water source. 

Essentia'Iy the fire department is stretching and pumping water through an above 

ground water main. 

Other lake access locations should be sought 

for this purpose all around Swan Lake which 

BXSLFR could use as drafting locations. 

Another consideration could be the use of "'dry 

hydrants"'. Dry hydrants have been used 

successfully in other jurisdictions. A series of 

dry hydrants pulling water from Swan Lake 

could be considered as part of a immediate 

short term water supply solution on the west side of Hwy 97 and possibly other locations 

in the community. Appendix "'0" provides more information about dry hydrants. 

I ••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• 

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May 3, 2012 - Item D.2 

7.0 Staffing 

Fire departments are generally formed to create the ability and capacity to respond to, 

and mitigate, emergencies. As communities grow there is usually a corresponding 

increase in fire risk. At some point demands and/or expectations increase and 

communities must decide the model with which they wish to deliver the service. There 

is a wide spectrum of models from having no fire protection whatsoever to having an 

entirely full-time career staff. Most places are somewhere in between. As they grow, 

they may transition from a strictly 'volunteer' service to a "paid -on-call' service. Next 

steps may see a further change to a composite model with limited full-time staff 

augmented by paid-on-call members. At some point the fire risk situation may justify 

having more, or indeed exclusively, full-time career staff. Any decision regarding the 

desired fire service delivery model is entirely one for elected officials to make. There is 

no legislation requiring any community, incorporated or not, to have a fire department. 

BXSLFR is a 'paid-on-call' service consisting of a Chief, Deputy Chief, Assistant Chief 

(Training Officer), two Captains, two Lieutenants, and a number of firefighters. The 

current complement is 28 in total although they are authorized by the RONO to have 31 

members. The annual call volume for the BXSLFR has averaged 118 over the last 

three years. 

The current BXSLFR chief estimates he spends about 100 hours/month on fire 

department business. This is an experienced chief and the hours devoted to the fire 

department reflect his dedication and commitment to the operation, which is to be 

commended. With the assistance of RONO staff, Fire Chief Wacey manages a fire 

department that has several million dollars of assets on a part time and largely volunteer 

basis. 

The obvious vital function performed by the Fire Chief in a community of this size is to 

respond to, and assume command at incidents. However, the most time consuming 

activities performed by a Fire Chief are often away from the fire ground. These include 

managing ongoing firefighter training, along with the various necessary administrative 

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May 3, 2012 - Item D.2 

tasks such as purchasing vehicles and equipment, and ensuring compliance with 

policies, operating guidelines, and legislation. These are all tasks that must be 

performed regardless of call volume. 

The paid on call system of staffing the BXSLFR is working well and is the preferred way 

to provide fire protection services in a cost efficient way for the immediate future. 

BXSLFR is like most fire departments in North America that rely on paid on call or 

volunteers to deliver the service in that recruiting and retaining members is a universal 

concern. BXSLFR offers a solid training program that is critical in retaining members. 

Firefighters need to be challenged with respect their personal growth and skill 

development. The training program is also essential to develop the skills required to 

mitigate dangerous and life threatening situations that are low in frequency but high in 

risk and consequences. 

A study done in 2007 by Caitlin Myers, Jeffery 

Carpenter of Middlebury College, Vermont and 

the Institute for the Study of Labor, IZA of Bonn, 

Germany determined by the evidence they 

gathered that people will volunteer as 

firefighters for three main reasons. They are, 

Altruism, Reputation and Incentives, in that 

order.5 Our experience would bear this out as 

well. In the application of Psychometrics 6 we 

have found that the main reason people want to 

be involved in any emergency service discipline 

is to simply help people. The Myers, Carpenter, 

lZA study concluded that "volunteer labor supply 

is determined more by tastes for prosocial 

5 Why Volunteer? Evidence on the Role of Altruism, Reputation and Incentives, lZA DIP No. 3021 Jeflfeiry Carpenter, 

Caitlin Knowles Myers, September 2007, Middlebury College, VT and IZA, Bonn, Germany 

6 Psychometrics is the field of study concerned with the theory and technique of psychological measurement, which includes the 

measurement of knowledge, abilities, attitudes, personality traits, and educational measurement, Psychometric Society, University 

of North Carolina-Greensboro, Greensboro, NC 27402-6170, USA 

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May 3, 2012 - Item D.2 

activities than by income and costs. In addition, government spending appears to at 

least partially crowd out volunteering, suggesting that volunteers care both about the 

level of provision of their product as well as about the act of giving itseW: In other words 

firefighters put a significant amount of importance on the quality of service they provide. 

The reputation firefighters enjoy in society is another reason that a person would want 

to be a firefighter. Firefighting will provide opportunities for a person to realize the 

"'idealized persona bias'" or through the training and operational responses they will start 

to become the person they would like to be. 

Incentives are not always monetary and are not usually a reason that a person will 

volunteer. Incentives in a volunteer or paid on call fire department can be trai ning 

opportunities where personal growth and job satisfaction are sought. Recognition is 

also a strong incentive where years of service, special awards and other personal goals 

are attained with respect to their individual effort. 

Most volunteer fire departments rely on their officers and members to do more than 

emergency responses and training. They expect members to be involved in new truck 

committees, equipment purchases, maintenance, truck checks, membership interviews, 

fire hall janitorial duties, and other team building or social events for example. If too 

much is demanded of the members beyond the critical training they burn out and tend to 

move on. 

As the RGS is realized, the transition to a composite fire department should be 

considered to build capacity. Incident probability modeling could be utilized to provide 

information on when and where a fire is most likely to occur which will be a useful tool in 

determining staff levels and deployment. This does not necessarily mean fully staffed 

fire halls 24/7. Many fire departments have transitioned from paid on call to a paid 

daytime crew of 3 or 4 firefighters and a Fire Chief Officer who is available during peak 

times. This transition could occur within the next 10 years if further study determines 

that is warranted. 

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May 3, 2012 - Item D.2 

A sample Fire Chief Profile is attached as Appendix "G" for reference. A Job Profile 

may be more appropriate, as a job description can be too prescriptive and in reality a 

Fire Chief of a paid on call or volunteer fire department will often be required to 

perform duties or functions beyond a prescriptive job description. 

8.0 Pre-Planning and Fire Prevention 

In consideration of the BXSLFR operational requirements over the next 20 years 

certain fire prevention functions cannot be overlooked or overstated with regards to 

their importance. Managing and understanding the level of risk throughout the 

community by having programs in place to reduce the frequency and severity of fire 

loss occurrences is an important benchmark of the FUS grading system. 

These types of activities allow a fire department to transition from being strictly 

'reactive' to becoming 'proactive' and may include fire safety inspections of public 

buildings, fire investigations, plans review, pre-planning (pre-fire plans provide 

valuable information to firefighters responding to properties with respect to access, 

water supply, known hazards, exposures, property contact information, and built-in fire 

protection systems), and public education. All of these activities help inform the fire 

deparbnenfs ability to respond to an emergency in a safe and efficient manner and 

are considered best practices within the fire service. The scope of these activities 

must, however, be matched to the available resources. 

One suggested component of a fire prevention program to consider for this response 

area would be the development of pre-fire plans. Pre-fire planning is a recognized 

best practice that will identify special hazards, determine access issues and water 

supply availability before an incident occurs. The obvious benefit is to understand the 

department's ability to respond to an emergency in a safe and efficient manner. It is 

also an excellent way to build rapport and 'sell' your department to the community. 

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May 3, 2012 - Item D.2 

There are over 100 'public' buildings within the BXSlFR response area, more than half 

of which are considered industrial. By the nature of their business these types of 

occupancies often use, process, and/or store hazardous materials (e.g. flammable 

and/or combustible liquids). There are also several schools and care homes. A preplan 

program can prioritize and target those occupancies with known hazards and 

those with the potential to cause a large loss of life. 

It is too much to expect a part time person to have such a large management 

responsibility in addition to the operational expectations. 

The vital information required for a pre-plan is time consuming to compile and also, 

just as important, to maintain over time as buildings and/or their use changes. There 

are several computer based pre-fire plan programs available that can make this task 

easier. In our opinion, the benefits of having comprehensive pre-fire plans outweigh 

the time and labour involved in producing them. 

A consideration with respect to pre-fire plans may be to contract out their initial 

preparation. This is an excellent way to expedite their completion, and something 

other communities within the province have done. Not all of the approximately 108 

public buildings within the BXSLFR response area (more if Silver Star is included) 

would necessarily require the same level or degree of preplanning. 

With no competing demands for their time, given a template to work with and direction 

from the Fire Chief regarding priority and degree of complexity, it could be completed 

relatively quickly. It would then be incumbent upon the Fire Chief to ensure the plans 

remain current. As alluded to earlier, the ongoing maintenance of pre-plans is as 

important as their initial preparation. In the absence of an official inspection program 

this presents an excellent opportunity to ensure the department can address the 

specific challenges it faces within their response area while at the same time providing 

fire safety knowledge and awareness to the community. 




May 3, 2012 - Item D.2 

There are a significant number of properties to protect within the overall BXSLFR 

response area. In addition to private residential properties are approximately 108* 

properties dassified as 'public buildings' as defined by the provincial Fire Services 

Act (FSA). They represent all occupancy classes as categorized by the British 

Columbia Building Code and are shown in the table below: [*This is an approximate number 

only, based on 2008 information] 

...... ...... ,. ,....... 

, 

Inspection Category 

Group A - Assembly 

Description (examples) 

I Numbers (approx.) 

I 

Theatres, Churches, Halls, ! 16 

Schools, Night Clubs, Pubs, I 

Daycares, Restaurants, I 

Arenas !I 

Group B - Institutional NursinQ Homes, Hospitals I 4 

Group C - Residential Hotels, Motels, Apartments, I 5 

B & Bs 

Group D - Professional Offices, Banks, 9 

Professional Services 

Group E - Mercantile Retail Outlets 19 

Group F - Industrial Industry 55 

It is recognized that not all occupancy classes (or sub groups within an occupancy 

class) represent the same hazard risk. As in most cities, some sites will continually 

meet all of the specific B.C. Fire Code requirements, while others will continually 

have infractions. 

i 

i 

I 

I 

I 

I 

Until several years ago RDNO conducted fire inspections of public buildings but that 

service was discontinued when some participants withdrew and it was determined 

there was no regulatory requirement to continue. 

Under the FSA, only Municipal Councils are required to provide regular inspections 

of their public buildings (essentially all buildings other than private dwellings). 

Some Regional District Boards within the province see benefits to their citizens (and 

especially their fire departments) of having an inspection program and have either 

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May 3, 2012 - Item D.2 

contracted out this service or created policies giving their fire departments clear 

direction to conduct inspections. 

Local governments are expected to use their available resources effectively and 

efficiently to provide optimal fire safety for the community. Some municipal councils 

have established or amended fire bylaws granting authority to their respective fire 

departments to charge on a cost recovery basis for fire inspections and fire 

investigations? 

If it is indeed the desire of the elected officials not to conduct fire safety code 

inspections then that decision should also be included in a policy statement as a part of 

a risk management strategy so that it is understood that the intent of pre-fire planning is 

to aid the departmenfs ability to respond to an emergency in a safe and efficient 

manner rather than to achieve fire code compliance. 

A huge benefit of pre-fire planning is that it has steadily improved firefighter safety, 

according to Wayne Senter, Chair of the International Association of Fire Chiefs (IAFC). 

'"What we see is that our death rate in firefighters is going down, " Senter said. "Probably 

the biggest thing that we're doing in the (fire safety) service to reduce firefighter deaths 

is fire prevention and pre-fire planning." Senter says formal pre-fire planning has been 

performed for more than 25 years, noting that the fire service industry has always done 

. walkthroughs of bUIldings, inspected construction and contents, access and the 

possibility of a col/apse". 

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May 3, 2012 - Item D.2 

9.0 Summary 

••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• 

A fire department does not exist for what it does. It exists for what it may have 

to do. 

The North Okanagan is a desirable place to live and work. The region is blessed with 

such features as lakes, mountains, 

farmland, utility infrastructure, 

transportation options, and social 

amenities to support the residents and 

industry located there. The RDNO has 

commissioned studies that have 

attempted to forecast where the future 

growth will occur and is seeking 

cooperation through the small 

municipalities and electoral areas to 

ensure that the growth is managed and 

that the regional infrastructure can 

support the growth in a sustainable 

fashion through proper planning. The dominate study is the RGS which has as one of 

its goals to have the Official Community Plans (OCP) of each municipality and 

Electoral Area consider the implications their respective OCP will have on the RGS. 

The RGS has identified a growth area to be along the east side of Swan Lake and 

Hwy 97 extending into the Township of Spallumcheen. The RGS has also established 

a goal of increased density in the developed areas to build capacity in the existing 

infrastructure. The RGS was passed as Bylaw in September of 2011 and is supported 

by all the municipal areas and the Electoral Area Directors of the RDNO. It states that 




May 3, 2012 - Item D.2 

"'the Regional Growth Strategy is a commitment to fostering strong partnerships and 

provides opportunities for working together to fully realize what smart and sustainable 

growth can offer' . 

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In 2010 a RONO commissioned Fire Service report identified some fire protection 

issues in the north BXSLFR area. Specifically the report identified travel and time 

response issues to the north and west of BXSLFR response area. In the north area 

along Hwy 97 there is a substantial industrial presence. The businesses located there 

are part of the economic engine for the region. Further north in the Township of 

Spallumcheen there are more large industrial complexes. The time and travel distance 

to the industrial complexes in the south Spallumcheen from the Armstrong 

Spallumcheen fire hall in the town of Armstrong would suggest that another fire station 

located in the south of the Spallumcheen Township or north BXSLFR area would 

serve both communities better. 

A major fire in an industrial complex like 

the one that occurred in the summer of 

2010 that had the potential to overwhelm 

the local fire departments is an example of 

the vulnerability of the fire service. The 

economic fallout to the greater community 

could be an even larger catastrophe if jobs 

are lost even temporarily due to a fire. 

The BXSLFR is positioned as a key player in the future growth of the region. It will 

need to build fire service capacity for the industrial area in the north of its district and a 

regional solution should be sought to address this service gap. The existing BXSLFR 

staffing and equipment capacity will be stretched beyond reason in its ability to fulfill 

the expectation of residents and its obligations to taxpayers. 

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May 3, 2012 - Item D.2 

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Fire Chief Bill Wacey and his fire department officers with assistance from RONO staff 

have done an excellent job of organizing the BXSLFR to respond to emergencies in 

the community. The department utilizes paid on call firefighters to deliver the service. 

The firefighters work elsewhere and offer their time to the community as firefighters on 

an as needed basis. Being a BXSLFR firefighter requires hundreds of hours of 

training time to be operationally proficient and to meet the required standards set by 

the Province and the RONO. 

Fire Chief Bill Wacey has limited available hours to offer to the BXSLFR since he also 

has full time employment outside of the department. His priorities have been to 

ensure the department is ready to respond to most emergencies. He spends most of 

the time he is able to offer to the BXSLFR in any day, in a management capacity. The 

department has several million dollars of assets that he manages on a part time basis. 

There is little time available for him or others to develop long term strategic or master 

plans. At an operational level, there have been no pre-fire plans developed for the 

industrial area to determine the fire flows and pumping capacity required in large 

industrial occupancies. 

Consideration should also be given to hiring a full time Fire Chief who can do more 

than the operational functions. It is also may be time for BXSLFR to develop a plan to 

transition to a different staffing model in the long term that will build capacity in the 

system and offer better service to the community. 

The fire service is largely "'reactive" by nature. Being reactive to large scale incidents 

without understanding what is at risk and what the potential is for a major fire, is not a 

good way to arrive at an incident. Pre-fire planning affords the fire department insight 

into how to deal more adequately with an incident rather than arrive and try to figure 

out a plan in time constrained high risk situations . 

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May 3, 2012 - Item D.2 

The RONO is not mandated to 

perform fire safety inspections but 

just as the RONO sets high 

standards for firefighter training it 

should also have high standards 

with respect to fire pre-planning. 

Fire departments benefit from the 

intelligence they gather about risks 

in their community by doing pre-fire 

planning. Fires are high risk low 

frequency events where the risk 

can be reduced somewhat by 

understanding building construction, interior configuration, fire load, access points, . 

water supply locations, water supply capacity and other factors that are critical to 

firefighter safety and for reducing the fire loss . 

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Fortunately fire incidents are rare whereas the other services that a fire department 

offers are required more frequently. These other services include rescue from 

automobile accidents or other life threatening situations, medical emergencies and 

seasonal responses to interface fires or chimney fires. Recent changes to the regional 

motor vehicle response matrix 

means that BXSLFR will take on a 

larger role in auto extrication. As 

the population ages more demand 

for pre-hospital care is anticipated. 

Fire departments will have an 

increasingly important role to play 

in first medical response as the 

demand for service exceeds the 

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May 3, 2012 - Item D.2 

capacity of BCAS. 

This report has identified fire protection issues beyond just new trucks and equipment 

even though specific recommendations of this type have been made. Other 

suggestions have been made that will require significant political will to act on them and 

may require investments in infrastructure that other studies might reveal. 

A new fire hall in the Swan Lake Corridor would serve both Spallumcheen and RDNO 

Electorcd Areas '"C" and parts of Electoral Area "8", Staging a Quint or aerial ladder 

truck in the existing BXSLFR fire hall that could respond up to SSVFD or down into the 

industrial section in the north RDNO would benefit the region as a whole. 

An automatic aid agreement within the entire region's fire departments makes sense. 

when response issue solutions are sought as part of the RGS GS-1, Governance and 

Service Delivery Goal ~ For example, an emergency response to the Foothills 

subdivision by the CoY FD or response to the Middleton Mountain area by the BXSLFR 

travelling through the City may not be in the best interests of the residents, particularly 

for a structure fire when a timely response is required. 

It was our pleasure to have been involved in this fire hall location study and it is our 

hope the recommendations, observations, and suggestions will be an aid in the process 

of orderly, managed growth as stated in the RGS motto, "'One Region" One Future:». 

Sincerely, 

Glen Sanders, 

Consultant 

Gary McCall, 

Consultant 

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May 3, 2012 - Item D.2 

APPENDIX "A" 

NFPA 1720 

STANDARDS FOR VOLUNTEER FIRE DEPARTMENTS 

CHAPTER 1 - ADMINISTRATION 

Scope: 

,. Minimum requirements relating to the organization and deployment of fire 

suppression operations, emergency medical operations, and special 

operations 

,. Address functions and outcomes of response capabilities and outcomes 

,. Minimum requirements for managing resources and systems 

,. Addresses the strategic and system issues but not tactical operations 

,. Does not address fire prevention, community education, fire 

investigations, support services, personnel management, and budgeting 

Purpose: 

,. Specify the minimum criteria addressing the effectiveness and efficiency 

of the volunteer emergency response delivery in protecting the citizens in the 

jurisdiction 

,. This standard does not restrict any jurisdiction from exceeding these 

minimum requirements 

,. Authority having jurisdiction (AHJ) shall determine if this standard is 

applicable to their fire department 

Equivalency: 

,. This standard does not prohibit use of systems, methods or approaches of 

equivalent or superior performance 

,. Technical documentation shall be submitted to the AHJ to demonstrate 

the equivalency 

Annex "'A'" Explanatory Material for Chapter 1: 

,. In addition to fire duties, FO's should be prepared to perform rescue work 

and perform medical care for those injured in connection with incidents such 

as traffic accidents, train wrecks, aircraft crashes, floods, windstorms, 

terrorism, and earthquakes - unless specifically excluded from involvement 

,. AHJ has the responsibility to determine the following - scope and level of 

service, necessary level of funding, and necessary level of personnel and 

resources (including facilities) 

,. Bya law conveyed by a local jurisdiction, the AHJ can have the power to 

levy taxes, solicit funding, own property and equipment, and cover personnel 

costs 

Page4S 



May 3, 2012 - Item D.2 

• Governing body should also monitor the achievement of the FD 

management goals such as fire prevention, community life safety education, 

fire suppression, employee training, communications, maintenance, and 

department administration 

• Like any other government agency the parameters of the fire department 

authority will be outlined by a governing body 

Annex "A" Explanatory Material for Chapter 3: 

• Automatic aid is accomplished through simultaneous dispatch, is 

documented in writing, and part of the communication centre's dispatch 

protocols 

• Mutual aid is part of the written deployment criteria for response as 

dispatched by communication centre 

• A "company" in this standard means company unit, response team, crew, 

and response group rather than a FD 

• This standard wants to ensure that a minimum of 4 personnel respond to 

an incident 

• Standard also wants to ensure that 2 (or more) pieces of apparatus would 

always be dispatched and respond as a single company. To assure this the 

response can include any of the following: 

Engine and tanker/tender 

Engine with a pumper and a hose wagon 

Engine with a vehicle personnel carrier 

Engine with an ambulance or rescue unit 

Engine and members who respond with their personal vehicles 

• A hazard includes the characteristics of facilities, equipment systems, 

property, hardware, or other objects, and the actions and inactions of people 

that create such hazards 

• The purpose of supervisory chief officers responding to incidents is to 

assume command to allow company officers to directly supervise their 

assigned crew members 

CHAPTER 4 - ORGANIZATION, OPERATION, and DEPLOYMENT 

Fire Suppression Organization: 

Fire suppression operations shall be organized to ensure the. fire 

departmenfs fire suppression capability includes sufficient personnel, 

equipment, and other resources to efficiently, effectively, and safely deploy 

fire suppressions resources 

• AHJ shall make known the procedures by issuing written administrative 

regulations, standard operating procedures, and departmental orders 

• FD will be part of developing a community risk management plan for 

hazardous materials with respect to storage, use, and transportation 




May 3, 2012 - Item D.2 

• FD policies shall clearly state the succession of command responsibility 

• Fire responders shall be organized into company units or response teams, 

and shall have appropriate apparatus and equipment 

• FD shall identify minimum staffing requirements to ensure adequate 

response levels for safe and effective operations 

• FD shall maintain standard reports for each response, and each report will 

include location, type of emergency, operations performed, and responding 

members 

• Standard response assignments and procedures for all emergency 

response types shall be predetermined by location and nature of incident to 

regulate the dispatch of all responding resources 

• Risk analysis and/or pre-fire planning shall predetermine the number and 

type of units to respond to various incidents 

Fire Suppression Operations: 

Incident Commander 

• One responder shall be assigned as the Incident Commander (IC) 

• Assuming and identifying the IC shall be made to all incoming responders 

for the involved response 

• IC shall be responsible for the overall coordination and direction of 

incident activities 

• IC shall ensure that a Personnel Accountability System is quickly initiated 

and used for the duration of the event 

• Company officer, or crewleader, shall maintain accountability of the 

members assigned to their company 

• Company members shall know the identity of their company officer 

• Communications shall be transmitted between IC and company officers 

Initial Attack 

• Once the necessary responders have arrived at a scene, a FD shall have 

the capabilities to initiate an initial attack within 2 minutes, 90% of the time 

• FD shall ensure that 4 members are on SCene before initiating interior fire 

suppression operations 

• 2 responders shall work together in the hazardous area 

• Outside the hazardous area, 2 members shall be ready to assist the team 

operating within the hazardous area - one of these exterior responders is 

permitted to be engaged in other activities 

• IC shall not assign any company or individual if abandoning the task they 

are performing will affect the safety of other responders 

Page 41 



May 3, 2012 - Item D.2 

• If, upon arrival, there are less than 4 members, but immediate action could 

prevent the loss of life for someone in a life-threatening situation, it shall be 

permitted as long as conducted in accordance of NFPA 1500 

• FD shall have the capability of continuing and maintaining all fire ground 

operations that extend beyond the initial attack phase 

Intercommunity Organization 

• Mutual aid, automatic aid, and fire protection agreements shall be in 

writing and shall address liability for injuries and deaths, disability 

retirements, cost of service, authorization to respond, staffing, equipment, 

resources to made available, and designation of the IC 

• All FD's involved gn above-mentioned agreements shall have all-inclusive 

procedures and training to provide and ensure effective and uniform 

operations 

• Communications equipment allowing communications between IC and 

officers at mutual aid responses shall be provided 

Emergency Medical Services (EMS) 

Purpose 

• EMS shall ensure that the FD's emergency medical capabilities are 

present to deploy all arriving company assignments 

• FD shall use mutual aid or agreements to comply with the requirements of 

this section 

• The points in this section shall only apply to FD's involved in the delivery 

of EMS 

• FD shall clearly document its role, responsibilities, functions, and 

objectives for EMS delivery 

System Components 

• EMS treatment levels, and the patient treatment capabilities associated 

with each level, shall be categorized as first responder, basic life support 

(BLS), and advanced life support (ALS) 

• The patient treatment capabilities at each EMS level will be determined by 

the AHJ for the approval and licensing providers of EMS in each province 

EMS System Functions 

• The following shall be considered the 5 basic functions within an EMS 

system - first responder, BLS, ALS, patient transport in an ambulance or 

alternative vehicle, and to provide uninterrupted patient care, assurance of 

response and medical care through quality management program 

• FD shall be involved in any or all of the aforementioned functions 

www.firewiseconswiting.rom 

P.age48 



May 3, 2012 - Item D.2 

Quality Management 

• FD shall institute a Quality Management Program (QMP) 

• FD shall review and document all first responder and BLS medical care 

provided 

• FD's with AlS shall have a medical director to oversee and ensure 

delivery of quality medical care in accordance with provincial laws and 

regulations. This shall be documented 

• FD's providing AlS services shall be able to communicate immediately 

with EMS supervision and medical oversight 

Special Operations Response 

• FD shall be organized for their capabilities to be able employ sufficient 

initial resources, provide support for, and to efficiently and effectively deploy. 

Automatic mutual aid and agreements are permitted 

• This chapter applies to FD's involved in the delivery of special operation 

responses 

• FD shall have a special operation response plan and standard operating 

procedures specifying the role of the FD and its responding members to 

hazardous materials emergency events 

• FD members expected to respond beyond the first responder level shall 

be trained to meet NFPA 472 

• FD shall have the capacity to implement a RIC for when firefighters are 

subject to immediate danger of injury, for equipment failure, or other sudden 

events as per NFPA 1500 

• If FD requires response levels beyond their capabilities they shall have 

procedures for initiating the response of available outside resources. FD will 

be limited to the specific operation functions their members have been 

trained for 

Annex "AM Explanatory material for Chapter 4: 

• Suppression capability is an expression of how much firefighting power 

can be put into action by a FD by reviewing all facets of the FD from 

manpower, apparatus, training, policies, etc ... 

• FD policies, developed to ensure uniformity and effectiveness in 

department actions and operations should be published, and circulated to 

the members with a requirement that they are read and understood 

• A Comprehensive Emergency Management Plan (CEMP) should be 

developed by the local emergency planning committee, coordinated with 




May 3, 2012 - Item D.2 

community and private sector processes to meet legal requirements, and 

shall be exercised annually 

• The CEMP should identify clearly the authority having jurisdiction for 

command responsibility for hazardous materials incidents 

• Disaster planning should be coordinated at all levels of government in 

anticipation of large scale emergencies. NFPA 1600 assists in mitigating 

disasters 

• FD reports are not only an accurate record of FD activities, but also assist 

in determining fire trends for establishing FD needs 

• Dispatchers should have the authority to use judgment when they 

encounter situations that demand modification of normal assignments (as 

per FD guidelines) 

• Where appropriate, mutual aid agreements should include predetermined 

automatic apparatus and personnel responses on first alarms 

• Mutual aid concepts should be considered on a regional basis, noting that 

traditionally, and legally, the IC will be a senior officer from the jurisdiction 

having the emergency 

• Special operations incidents can include: 

Rope rescue (including high angle) 

Water rescue 

Trench/collapse rescue 

Confined space rescue 

Extrication rescue 

Air/sea rescue 

Urban search and rescue (USAR) 

SWAT (special weapons and tactical team operations) 

• The scope of FD activities and responsibilities assigned to the FD 

incidents requiring slPeciai operations should be outlined in the community's 

EMP 

• For responses to unanticipated emergencies, the IC will evaluate the 

situation, the involved risks, the capabilities of the available resources, and 

consider the operational risk management guidelines before determining an 

action plan 

CHAPTER 5 - SYSTEMS 

Safety and Health System 

• Regardless of the size of the FD, an occupational safety and health 

program as per NFPA 1500 shall be provided to protect the health and safety 

of the firefighters 

Incident Management System (IMS) 

www.firewiseconsullltiilmg.oom 

Page SO 



May 3, 2012 - Item D.2 

• A FD, regardless of their size, shall provide an IMS as per NFPA 1561 to 

form the basic structure of all FD emergency operations 

• The IMS shall be designed to manage all the different types of incidents a 

FD will handle 

Training Systems 

• FD shall have training policy and programs to train and maintain 

competency levels of their firefighters to efficiently, effectively, and safely 

execute the deployment requirements of the FD 

Communication Systems 

• FD shall have a reliable communications system to facilitate the delivery of 

all fire responsibilities and operations 

• Communications equipment, facility, staffing and operating procedures 

shall with NFPA 1221 

• Operating procedures shall provide standard protocols and terminology for 

all the different types of incidents the FD responds to 

• Standard terminology as per NFPA 1561 shall be established to transit 

information while conducting emergency operations 

Pre-Incident Planning 

• FD shall develop operational requirements to conduct pre-incident 

planning with attention paid to target hazards 

Annex "'Am Explanatory Materials for Chapter 5: 

• This standard serves as an umbrella for all specific fire service 

occupational health and safety documents 

• The IMS is designed to effectively and efficiently manage all types and 

sizes of incidents and structures of varying complexity and scale by providing 

common terminology and an organizational structure capable of performing 

and controlling all essential functions within the IMS 

• A regional fire communications system can serve individual or multiple 

jurisdudiions, and be effective in reducing costs for involved FD's and allow 

oommunucations between FD's at mutual aid responses 

• NFPA 1620 outlines pre-fire planning standards 

PageS1 



May 3, 2012 - Item D.2 

Appendix "8" 

FIRE UNDERWRITERS SURVEY FIRE DEPARTMENT & GRADING 

REQUIREMENTS 

Since there are so many variables in the FUS Grading System and 

since individual insurance companies determine rates on many 

factors, the FUS requirement should be referred to for information 

and not a reason to establish or enhance a fire department. 

Fire Underwriters Survey 

• Is a national organization directed by an independent private company 

• Organization provides data on public fire protection for fire insurance 

statistics and underwriting purposes 

• Advises municipalities of their community fire protection deficiencies and 

recommends improvements 

• Qualified surveyors conduct full field surveys of fire risks and protection 

which are used to assess and establish the Public Fire Protection 

Classification (PFPC) for all communities, in particular those applying to 

commercial, industrial, multiple.,dwelling, and institutional occupancies 

• The FUS also uses the PFPC information to develop the Dwelling 

Protection Grade (DPG) which applies to one and two-family residential 

structures 

• The overall intent of the grading systems is to provide a measure of the 

fire protection capabilities of a community to prevent and control major 

fires considering the fire risks present in that community 

• The fire protection conditions for each community are measured against a 

recognized standard of fire protection 

Public Fire Protection Classification (PFPC) 

• The objective of the PFPC is to provide a national standard to help 

communities evaluate their public fire protection service for commercial 

risks 

• This grading indicates how well communities are equipped to manage 

major fires that are not single-family dwellings 

• Expressed on a scale from 1 to 10, with 1 being the best 

• Normally, communities with a better classification benefit from lower 

insurance rates 

• Many insurance companies group these grades into three categories - 

Protected, Semi-Protected, and Unprotected 




May 3, 2012 - Item D.2 

• The grade is achieved by analyzing all relevant data from a 

comprehensive survey and review using various FUS survey forms for 

following areas: 

Fire Risk 

• forms the base of the evaluation as it determines the oommunity's fire 

protection needs, building groups and zones, required fire flows for these 

buildings 

Fire Department 

• review of apparatus, equipment, staffing, training, operations, manpower 

distribution 

• Valued at 40% of total PFPC grade 

Water Supply System 

• ability to access water for firefighting efforts 

• 30% of total PFPC grade 

Fire Prevention & Fire Safety Control 

• programs, bylaws, managing the level of risk throughout their community 


Emergency Communications 

• Systems, and ability to receive and dispatch 


Dwelling Protection Grade (DPG) 

• The DPG is a fire insurance classification provided by FUS that reflects 

the ability (aplProxiimate measure) of a oommunity's fire protedbion service 

to manage fires in one and two family dwellings 

• The classification scale is numerical with a 1 to 5 grading scale, where 1 is 

the highest (best designation) 

• In general, the better the DPG designation, the lower the insurance 

premium 

• This gathered information is then analyzed, evaluated, and then a grade 

designation is determined for the respective levels of fire protection 

service within each community 

PageS3 



May 3, 2012 - Item D.2 

It is important to note that insurance companies have different fire-loss 

experiences and underwriting guidelines which means there is no consistency in 

premiums to the consumer 

Typical Detached Dwelling Guidelines 

• Effective square area of dwelling is not exceeding 334 sq. m. (3600 sq. 

ft.) excluding basement 

• No unusual risks such as wood shake roofs 

• No structural exposure exceeding 9.3 sq m. (100 sq. ft.) within 30 m. 

Minimum Fire Station requirements for each DPG 

• Recognized response areas are limited to 8 kms by continuously 

accessible roads 

• Response times are expected to be delayed due to increases turn-out 

times for auxiliary firefighters as compared to on-duty firefighters 

• FD's desiring fire insuranoegrading should be organized on a sound 

financial basis such as a tax levy 

• Areas organized as a society will not be recognized because of difficulty of 

identifying and maintaining society members, and the lack of guaranteed 

funds to finance a year-round fire service 

• These main factors are reviewed for a DPG designation based on - water 

works system, fire department (apparatus and firefighters as individuals 

sub-sections), and the PFPC minimum requirements 

• The PFPC is only considered for DPG levels 1 and 2 

• A DPG designation of 5 is for communities who do not meet 1 to 4, and 

have no fire protection 

MINIMUM FIRE STATION REQUIREMENTS FOR A DPG of 38 

• In-ground water system with fire hydrants not required 

• FD must be able to provide equipment, apparatus, training, and have 

access to water to deliver standard shuttle service in a timely manner, and 

in accordance with NFPA 1142 

• Require 2 units - one a triple combination pumper, plus a mobile water 

supply with a combined water carrying capacity of not less than 6820 litres 

(1500 Imp Gallons) 

• 15 auxiliary firefighters 

• No PFPC required 




May 3, 2012 - Item D.2 

More Minimum Criteria for each Fire Station with a DPG of 38 

Alternative water supply requirements 

• To be recognized it must meet minimum criteria specified in NFPA 1142 

• A formal plan for use of the water supplies must be in place detailing the 

points and characteristics 

• Refill capacity using drafting techniques requires a pump with a capacity 

of 450 LPM (100 Igpm) at 275-415 (40-60 psi) 

FD Apparatus 

• Each fire hall with a DPG of 38 must include the following apparatus 

• One triple combination pumper rated at not less than 3000 LPM (625 

Igpm at 150 psi) 

• One mobile water supply apparatus with a minimum carrying capacity of 

4000 L (880 Imp. gals.), AND a permanently mounted pump with a 

minimum rated capacity of 1000 LPM at 1000 kPa (210 Igpm at 150 psi) 

net pump pressure 

• Apparatus must be designed in accordance with ULC 8515, or NFPA 

1901 

• The combined water carrying capacity of the two above units must be at 

least 6800 L (1500 Imp. Gals.), and a transfer system capable of 

supplying the pumper as needed 

• Can accomplish by pumping or dumping into a portable tank with a 

minimum capacity of 4550 L (1000 Imp. Gals.) 

• Apparatus must be stored in inside a suitably constructed and arranged 

fire hall 

FD responding manpower 

• 1 fire chief to respond 

• 15 auxiliary FF scheduled to respond in addition to the number of 

personnel required to conduct mobile water supply operations 

Emergency Communications 

• must have an adequate and reliable system to receive calls and dispatch 

fi refighters 

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May 3, 2012 - Item D.2 

Fire Protection Service Area 

• must be clearly established and registered with the Provincial 

governments 

MINIMUM FIRE STATION REQUIREMENTS FOR A DPG of 4 

• Same as 38, except may be allowed anyone exception from 38 

requirements 

• This grade is reserved for communities who contract fire protection 

services from a FD with a DPG of 38 

• Any exception must be accompanied with a letter of intent to bring the 

exception to meet the 38 level within 12 months 

• If more than one exception is found not to meet the minimum requirement 

for 38, then a DPG of 5 is applied 

NOTE: The absolute minimum number of auxiliary firefighters 

considered within the fire insurance grading is 10, and that the 

maximum age of apparatus that can be considered is 30 (as long as 

successfully pass annual tests) 

More Minimum Criteria for a DPG of 4 

• This grade level is reserved for communities that contract fire protection 

services from agencies with a DPG of 38 

• Standpipes are not eligible for insurance grading recognition 

• Private water systems may be recognized with FUS documentation 

• To receive full credit an auxiliary FF must live and work within 8 kms of 

fire hall- if can only meet this criteria for a portion of the year, it will be 

pro-rated for credit 

• FF not required to pass CPAT, but must be medically evaluated and 

qualified for duty 

• Societies may be recognized for fire insurance purposes where stability 

and reliability of the society can be verified by FUS 

STANDARD TANKER SHUTTLE SERVICE 

• If the shuttle service does not meet the minimum benchmarks as outlined 

in NFPA 1142 it will NOT be recognized 

• To have a Standard Shuttle Service recognized a FD must have 

adequate equipment, training, continuous access to approved alternative 

water supplies, and the ability to deliver water in accordance with NFPA 

1142 


PageS6 



May 3, 2012 - Item D.2 

• A formal plan must be in place and available for review detailing the 

alternative water supplies and their characteristics 

• Water supplies must be continuously accessible 24 hours per day and 

365 days per year 

• Refill capacity from alternative water supplies using drafting techniq ues 

requires a pump with a minimum capacity of 450 LPM (100 Igpm) at 

275-415 kPa (40-60 psi) 

www.firew[seconswtllitiing.com 

PageS7 



May 3, 2012 - Item D.2 

Appendix £Ie" North BXSLFR Fire Hydrant Information 




May 3, 2012 - Item D.2 

,1II..w~"l'~tliwUIy_~Bu..,'!I!1 ... ...-_."V_ 

_~"'g"""""""~",,,,,I10"~--W . 

JHlI:Hi 

ill< result. bel"",, it i .... wncdlbor 1M Hwy. '!I!1100", Nri is ..,,,,, lal""~lf, ~ 

~A


May 3, 2012 - Item D.2 

Greole!' V."""" 

.. qual'ifi.cl:""gi,,"'" «view all' fir. 

doll" prim 1 "W,,,,~,,1I!c ~'" ""'I fi.., '1lI'pre;;si"" "l'srem, 




May 3, 2012 - Item D.2 

BXSl Fire Hall Study Appendix" 0" 

il: 

Dry fire hydrants for suburban and rural fi 

hting 




May 3, 2012 - Item D.2 




May 3, 2012 - Item D.2 

wwwJirewisecolllSulting.rom Page 63 



May 3, 2012 - Item D.2 

BXSL Fire Hall Study Appendix liE" 

Job Profile Fire Chief, 

Volunteer Fire Department 

Purpose of the Job: 

Reporting to the (CAD or ), the Fire Chief will direct, manage and supervise the 

fire suppression, fire prevention, fire inspection and rescue activities of the Department 

as authorized by the Fire Department Establishment and Control Bylaw. The Fire Chief 

will also administer applicable regulations under local bylaws, building and fire codes 

and the Fire Services Act. 

' 

Duties and Responsibilities: 

a. Plan, direct and supervise through subordinate officers the activities of the Fire 

Department as specified in the Fire Department Establishment and Control Bylaw. 

b. Establish and implement Operational Guidelines based on the model provided by 

the RDNO, the Office of the Fire Commissioner and WorkSafeBC Regulations. 

c. Develop and implement training programs in accordance with accepted standards to 

improve the understanding and skill of all volunteer firefighters in fire fighting, 

rescue procedures and direct coaching of such procedures. , 

d. Ensure adequate records are kept of all required maintenance and training. 

e. Prepare and submit an annual budget and long-range plan and make expenditures 

within approved limits. 

f. Develop and revise a long-range capital plan to keep pace with development. 

g. Advise planning, engineering and other departments on development implications 

for firefighting as part of the development approval process. 

h. Develop and update pre-fire plans of major community risks. 

i. Ensure that all RDNO policies and processes are adhered to. 

j. Maintain an effective working relationship with all RDNO departments and carry out 

such additional duties and exercises as the RDNO Administrator may direct. 

k. Ensure that inquiries and complaints regarding Fire Department activities or 

responsibilities are handled promptly, efficiently, effectively and with courtesy. 

I. Liaise with representatives of neighboring Fire Departments to ensure adequate 

mutual aid agreements are made for mitigating major emergency incidents. 

m. Participate in the Regional and District Emergency Planning process. 

n. Participate in fire Chiefs' Associations at the provincial or regional level. 

Organizational Relationship: 

The Fire Chief reports to (CAD or 

) in the RDNO Administration. 

Recommended Qualifications: 

EducationlTraining: 

Secondary School graduate. 

Completed or participating in a training program based on IFSTA Essentials of Fire 

Firefighting. 

www.firewiseconsulting.com 'Page 64 



May 3, 2012 - Item D.2 

Enrolled in or completed a recognized Officer Training Program. 

Recommended Experience: 

A minimum of five (5) years with a fire department. 

Progressive responsibility level within the fire service. 

Previous experience as a fire department officer. 

Previous management experience is an asset. 

Occupational Certification: 

Valid BC Class 5 Driver's Ucenseforthe Province of British Columbia, Class 3 with air 

endorsement preferred. 

Certified First Aid Levell with CPR and First Responder Level III or equivalent. 

Knowledge: 

Provincial acts, codes, regulations and standards relating to the delivery of fire services. 

RDNO bylaws. 

VFD Operational Guidelines, policies and procedures. 

BC Firefighter Standard. 

WorkSafeBC Regulations. 

Knowledge and training in British Columbia Emergency Response Management System 

(BCERMS) minimum Incident Command System (ICS) 200. 

Knowledge of the community and Fire Protection Area. 

Skills & Abilities: 

Ability to be an effective leader. 

Ability to delegate, supervise and mentor. 

Ability to organize. 

Ability to effectively administer the operations of a volunteer fire department. 

Ability to effectively communicate verbally and in writing and maintain positive public 

relations for the fire department and the District. 

Ability to supervise and participate in the preparation of all necessary reports, records 

and correspondence. 

Willingness and commitment to participate in training programs and workshops. 

I have read and understand this job description. 

Employee signature 

Date 

This job description istlhe minimum requirement of this job's assigned duties, tasks and 

responsibilities. 

District Official Signature (title) 

Date 

www.firewisecoMw!tii1l1lg.rom Page 65 



May 3, 2012 - Item D.2 

BXSL Fire Hall Study Appendix "F" 

When you need 

performance from your fire apparatus, you need Sutphen 

There's nllthill!J lib! a~, and there's no olher aerial ladder that can match 

new 75' Mld·moun! Aet lal Laddflf 

While flowing up to 1500 gallons per minute of waler. Ihis aerial is rated al a tip 

load, and when dry the aerial offers ;m i\,lonbhing 1.000·poulld rating, by far lire highest In 

the industry Additionally, set up time II just 20 sf~conds USing one mnlral control, the 

in ihe Industry. 

The new /5' Aerial t adder is built on Sutphen'S custom designed single axle chassis. 

and features our signalure mid· moun! tethnology that provides bet ter maneuverability 

and ease uf handling due to a low cenier of gravity Sutphen construction feature> the 

highest quality aluminum and just like Sutphen's olher aerial products, incllk1es 

aircraft ;fyl(, HucK Ihat provide superior slrength and per forrnanc0 unlikH commonly 

Ilsed welds !hal break. It Is Ihis combination ot strength and mid· mount technology 

thilt gives the new 

Other ["alUr €I 01 

!alldH a 3:1 structural safety faclor, 

new ladder include an elc'!; tric radio controlled monitor and 

nozzle that can be operated at the tip of the Ihird or the lourlh section of Ihe ladder. 

The aerial I, also equipped with a full cdpadty bolt·on l'gress tlp_ 

wwwJirew[s:ecolllSwting.com Page 66 



May 3, 2012 - Item D.2 

• Full tilt, 6- to lO-man • Safely Cabs: 

• Cab can be tilted inside most stations" 

• Caterpillar, Detroit ur Cummins engines 

• Booster lank capacities up 10 5{)O willon" 

• Hose capacity for up 10 1000 uf 5' LDH, 

• Exira air cylinder compae Immts ami optionalr oil-up doors available, 

• I uily adju,table shelves fillndividual needs, 

• Mid-mount aeriallrnproves driver visibility, 

• 75,(00t, lour section ladder for bet ter maneuverability in tight spots, 

, 2,1 7f)' crosslays standard 




May 3, 2012 - Item D.2 

197 cubic fed of wmpilftrnf"·nf


May 3, 2012 - Item F.1 




PLANNING DEPARTMENT 

INFORMATION REPORT 

LEGAL DOCUMENT REQUEST 

Date: March 16, 2012 

File No.: 

Applicant: 

Legal Description: 

10-0685-B-LD 

WGP 202 c/o ARDA Consulting - David Pauls 

Lot 1, Sec. 5, Twp 9, ODYD, Plan KAP80583 

P.I.D.# 026-623-625 

Civic Address: 

415 High Ridge Road 

Property Size: 12.2 ha (30.15 acres) (approximately 7.9 ha west of Highway 97 

and 4.3 ha east of Highway 97) 

Servicing: 

Present Zoning: 

O.C.P. Designation: 

Proposal: 

Water license (Kalamalka Lake) and Septic 

Country Residential (C.R) 

Country Residential 

Discharge or modify restrictive covenant to allow further 

subdivision into one 2 ha lot and 10 ha remainder 

PLANNING DEPARTMENT RECOMMENDATION: 

That, upon consideration of input from adjacent landowners, written approval be provided for the 

subdivision of the property legally described as Lot 1, Sec 5, Twp 9, ODYD, Plan KAP80583 

and located at 415 High Ridge Road, Electoral Area “B”, as shown on the subdivision plan 

attached to Planning Department Report dated March 16, 2012, and in accordance with 

Covenant KW5195 registered on the title of the subject property. 

BACKGROUND: 

The owner of the subject property has submitted a legal document (LD) request to the RDNO to 

discharge or modify a “no further subdivision” restrictive covenant from the title of the property. 

The intent of discharging or modifying the covenant is to allow one Country Residential (C.R) lot 

to be subdivided from the property in accordance with the existing zoning. The proposed new 

lot would be approximately 2 hectares and the remainder would be approximately 10 ha. The 

restrictive covenant was placed on the property during the rezoning process in 2002-2003, the 

reasons for which are explained in this report. 

F:\3000-3699 LAND ADMIN\3061 AREA B\_APPLICATIONS\LD\10-0685-B-LD - WGP-202 - ARDA\10-0685-B-LD - WGP-202 - 

ARDA - Info Sheet(2012).docx 



May 3, 2012 - Item F.1 

Legal Document Request 

10-0685-B-LD (Arda Consultants c/o David Pauls) Page 2 

In 2003, the parent parcel was rezoned from Large Holding to Country Residential. The 

purpose of the application was to permit a 5 lot subdivision under C.R zoning. Through the 

application process and before the bylaws were prepared, the applicant changed the proposal 

to a 4 lot subdivision and offered a restrictive covenant prohibiting further subdivision of the 

proposed parcels. The reason for the offer of the covenant was to avoid the requirement to 

install a community water system in accordance with RDNO Subdivision Servicing Bylaw which 

requires that such a system be provided for subdivisions of 5 lots or greater. The owner of the 

subject property is now requesting discharge of this covenant from the title of lot 1 to permit a 

further subdivision. 

At the Regular Meeting of September 7, 2011 the Board of Directors considered this application 

to discharge or modify Covenant KW5195. After considering the application, the Board of 

Directors resolved to refer the request to a Public Hearing and further resolved that the request 

be considered concurrently with a Development Variance Permit application which proposes to 

vary Section 402 of the Subdivision Servicing Bylaw No. 726, 1986 to negate the need for a 

community water system related to the proposed subdivision of the subject property. 

The applicant applied for a Development Variance Permit in November 2011. A separate staff 

report has been prepared to address the DVP and will be brought forward for consideration by 

the Board of Directors concurrently with this request to amend or discharge Covenant KW5195. 

Previous approvals on this property include the OCP/rezoning (2003), a development permit 

and the subdivision that created the 4 lots in 2006. It should also be noted the owner attempted 

to subdivide the subject parcel in 2009 to create 2 additional lots, but was not approved due to 

the covenant that is the subject of this application. 

LEGAL/STATUTORY AUTHORITY: 

The RDNO is the transferee of the Land Title Act, Section 219 Restrictive Covenant that 

restricts further subdivision of the property. The Board has discretion to discharge the covenant 

(or not) even though it was voluntarily offered by the owner to gain Board support of the 

rezoning application of the original parent parcel in 2003. Section 2 of the covenant is relevant 

for the Board’s decision and is worded as follows: 

2) Henceforth, the use of the Lands shall be subject to the following restrictions: 

a) The use of the Lands is restricted in that the Lands may not be subdivided into any 

more than four (4) separate lots, without the prior written approval of the Transferee. 

LEGAL/STATUTORY PROCEDURAL REQUIREMENTS: 

RDNO legal counsel has reviewed this request to discharge or amend Covenant KW5195 and 

recommended that a Public Hearing be held to consider discharging the restrictive covenant 

and that the Board concurrently consider a Development Variance Permit application to negate 

the need for a community water system. 



May 3, 2012 - Item F.1 



In accordance with the Subdivision Servicing Bylaw, a one lot subdivision does not require a 

community water system. However, the Board’s consideration of a Development Variance 

Permit (DVP) is deemed necessary in this case because: 

The no further subdivision covenant was drafted in relation to the parent parcel and 

applies to all four lots; 

Development of the parent parcel was clearly intended to be viewed as a whole; 

The sole purpose of the covenant was to avoid the situation where the servicing 

requirements could be circumvented by a staged subdivision. 

Processing of the request to discharge or amend the covenant, and the application for the DVP 

have proceeded concurrently as the successful outcome for the owner is dependent on 

approval of both by the Board. 

RURAL VERNON OFFICIAL COMMUNITY PLAN: 

The subject properties are designated Country Residential in the Rural Vernon Official 

Community Plan (OCP) which conditionally supports development of 2.0 hectare minimum 

parcel sizes. Most of the properties in the general vicinity and east of the highway are 

designated Country Residential. There are a few exceptions including some Non-Urban 

designated lands to the north, Agricultural designated lands (lands in the ALR) and Large 

Holdings designation west of Highway 97. 

OCP Section D – Rural Lands outlines a number of planning considerations before lands should 

be rezoned to C.R. While these lands are already zoned C.R, the planning issues are still 

relevant for consideration during the process to discharge a covenant to allow subdivision under 

that zoning. 

Rural Lands 

Some lands in this Official Community Plan area are designated as Country Residential; 

however, this designation does not ensure that the land would be rezoned as Country 

Residential and the following information and considerations are necessary to guide a review of 

any rezoning application which may or may not be approved by the Regional District: 

6.1 information maps should be submitted showing how the rezoning area can develop into the 

Country Residential standard including the location of any new streets, environmental protection 

measures, lot layouts and any community amenities; 

6.2 the area should not be subject to flooding, high water table or terrain instability; 

6.3 the development of the area should not require excessive expenditures for community 

services such as roads, utility services and school bussing; 

6.4 the terrain should be suitable for development whereby each new lot would have a building 

site and driveway access in compliance with the “Zoning Bylaw”; 

6.5 each new lot shall have an area that is adequate for on-site sewage disposal; 



May 3, 2012 - Item F.1 



6.6 information should be provided to show how development can be supplied with an adequate 

water supply as outlined in Section D.5 of this Plan; 

6.7 Natural Features or other sensitive environmental attributes should not be negatively 

impacted by a higher density of land use and in this regard, the Regional District may request 

that an environmental impact analysis be undertaken; 

6.8 the subject properties are outside an area where the long-term planning is to accommodate 

urban land uses such as within an area bounded by an ‘Urban Containment Boundary’ where 

parcels should be maintained in as large a size as possible to better facilitate urban 

development; 

6.9 other submissions other than those cited herein may be necessary in order to adequately 

evaluate an application; and 

6.10 notwithstanding these specific considerations, the Regional District will be guided by 

community goals and objectives cited in this Plan and other policies in this Plan as may be 

appropriate in the consideration of any application. 

Heritage Sites and Natural Areas 

The following locations within the Plan area are considered as Natural Areas has identified in 

the “Greater Vernon Natural Areas and Features Inventory” (Greater Vernon Parks and 

Recreation District, 1993) and the Regional District considers that these areas are 

environmentally sensitive to development and the Regional District will have due regard for the 

significance of these locations when reviewing a land development proposal in their general 

vicinity: 

• Commonage Grasslands; particularly the slopes overlooking the west shore of 

Kalamalka Lake 

Development Permits - Swan, Goose and Kalamalka Lakes – Protection of the Natural 

Environment 

The Rural Vernon OCP designates all lands within the vicinity of Kalamalka Lake as being 

within a Development Permit Area for Protection of the Natural Environment. As such if the 

request to modify or discharge the covenant and vary the provision for community water are 

successful, the owner may be required to make application for a development permit as part of 

the process of approving the subdivision. 

7. The Regional Board has the objective to protect the environmentally sensitive shore zone 

ecosystem around Swan Lake, Goose Lake and Kalamalka Lake and to maintain the water 

quality of these lakes; therefore, 

• all parcels in the vicinity of Kalamalka Lake as shown on Schedule ‘C’, are designated within a 

Development Permit Area to set conditions for the protection of the natural environment of these 

lakes and their ecosystems and biodiversity. When reviewing a Development Permit Application 

the Regional Board will consider the guidelines outlined as follows: 



May 3, 2012 - Item F.1 



7.1 land within 15 metres of the natural boundary of Swan Lake, Goose Lake and Kalamalka 

Lake or around wetlands and watercourses within the Development Permit Area should remain 

free of development with the exception of fencing, works and plantings to control erosion, 

protect banks, protect fisheries or waterfowl habitat or otherwise preserve and enhance the 

lake, wetlands, watercourses and associated habitats; 

7.2 the Regional District may require a Restrictive Covenant to ensure long-term protection and 

maintenance of riparian vegetation; 

7.3 where new plumbing works are proposed, a means of sewage disposal shall be installed to 

provide an adequate method for the disposal of sewage effluent and where the Interior Health 

Authority or the Ministry of Land, Water and Air Protection has denied approval, the 

Development Permit Application may be refused; 

7.4 where an on-site sewage disposal system is proposed within the Development Permit Area, 

the Regional District will require that the sewage disposal works as well as the stormwater and 

surface drainage system be designed by an engineer with consideration of the protection, by 

Covenant, of a separated back-up sewage drainfield area; and notwithstanding these 

engineering requirements, the Regional District may also request an independent appraisal of 

the subsurface soil conditions to review the suitability of the site to absorb effluent; 

7.5 the Regional District will require that a stormwater management system be installed to 

control runoff from parking areas, internal roadways and buildings whereby culverted 

stormwater outlet facilities should not be installed directly into any wetland, watercourse, 

drainage ditch or gully except where a stormwater renovation system is being implemented; and 

7.6 all designs for new construction works and all construction activity works should conform to 

guidelines established within the “Land Development Guidelines for the Protection of Aquatic 

Habitats” (Ministry of Lands and Parks, Fisheries and Oceans Canada, 1992) and in 

accordance with federal and provincial regulations. Local Watercourses – Protection of the 

Natural Environment. 

The development permit for Protection of the Natural Environment that was required at the time 

of subdivision in 2004 required a number of restrictive covenants to be registered on the parcel 

that indicated how and where building sites, driveways and utility areas were to be developed. 

Another Development Permit may be required before final approval of the requested subdivision 

as the creation of the new lot will require identification of a new driveway, building site and 

septic disposal areas that are currently within a Development Permit Area designated for 

protection of the natural environment. 

Section M.11 of the Official Community Plan specifies development proposals that may not 

require a Development Permit. At such time as a subdivision referral is received by RDNO, the 

application will be evaluated to determine if the proposed development meets DP exemption 

criteria. 



May 3, 2012 - Item F.1 



ZONING BYLAW: 

The Country Residential Zone allows for parcels to be created with a 2.0 hectare minimum size 

and provides for a Single Family Dwelling and an Ancillary Single Family dwelling of a maximum 

of 807 square feet. Other uses include accessory buildings, bed and breakfasts, boarding 

houses, home occupations uses and agricultural uses. 

In addition, Section 405 of the Zoning Bylaw allows subdivision of non-ALR lands in accordance 

with Section 946 of the Local Government Act after ownership for 5 years. For parcels in the 

C.R Zone, this means that any lots greater than 3.5 ha (8.65 acres) have the ability to create an 

additional lot provided it can be serviced. Therefore, of the 4 lots created by subdivision of the 

parent parcel, Lots 1 (12.2 ha) and 2 (4.49 ha) technically have further subdivision potential. 

SUBDIVISION SERVICING BYLAW: 

The Subdivision Servicing Bylaw outlines the level of servicing required at the time of 

subdivision. However, in light of the nature of this request, it is worth mentioning how some of 

these technical aspects of land development have been, or will be required to be addressed as 

a result of this decision to discharge or modify the restrictive covenant. 

Storm Drainage 

Storm drainage has been addressed for the parent parcel with a restrictive covenant that 

indicates that at the time of Building Permit, that foundation drainage plans prepared by an 

engineer must be submitted. This drainage plan must follow the guidelines of a previously 

prepared comprehensive storm drainage design and management plan that is in place for the 

subject property (included as part of the covenant). The basic premise of the guidelines is that 

the storm water from impervious surfaces shall be directed to a settling tank and then to a rock 

pit or absorption field. Also, no construction or improvements shall commence on any lot in the 

subdivision unless temporary construction runoff features have been installed. There is to be no 

major ditch or pipe storm drainage discharging to a point into the lake or ephemeral stream and 

there is to be no net increase in storm peak flows. 

Water 

Water supply for the existing four lots is directly from Kalamalka Lake. There is a Conditional 

Water License (#C117069) for 2000 gallons per day that is authorized to service four dwellings. 

This license does not reference lots or separate parcels of land as it was issued in 2002, prior to 

the subdivision which was completed in 2006. This license was Conditional in that the lake 

intake, pump and piping was to be “completed and the water shall be beneficially used” prior to 

December 31, 2005. Comments from the Water Section of the Ministry of Natural Resource 

Operations dated May 25, 2011 report that the application for apportionment for C117069 has 

been updated. It is understood that when all four water services authorized under Conditional 

Water License C117069 are connected to dwellings (i.e. the water is being beneficially used) 

that the license will be moved into apportionment status. 



May 3, 2012 - Item F.1 



A second Conditional Water License (#C66198) authorizes the use of up to 500 gallons of water 

per day for one dwelling. This water license was Conditional subject to construction of the water 

works and beneficial use of the water by December 31, 1991. Comments from the Water 

Section dated May 25, 2011, state that the license has been moved into apportionment status. 

The applicant has indicated that the infrastructure (pump, pipes and electrical) is in place for all 

five water services. 

Septic 

The septic sites for the four lots were identified in the original proposal, but actual locations and 

testing to determine suitability were required at subsequent approval stages. The existing 

development permit contains requirements for engineered sewage disposal works for each lot 

which is addressed at the time of building permit application. 

In the case of the proposed new lot, while the possible septic area was previously identified, it 

has not yet been engineered or shown to meet the current standards for on-site waste water 

disposal. If the covenant is discharged, Protection of the Natural Environment Development 

Permit conditions will apply to the new lot, including requisite engineering for septic systems in 

accordance with the development permit policies of the Rural Vernon OCP. 

Access 

Driveways to the parcels from the original subdivision are protected by registered easements 

that ensure access and maintenance. Lots 1 and 2 share an access, as do Lots 3 and 4. The 

legal access driveways to Lots 1 and 2 also affects the lot to the north east (Lot A, Plan 

KAP74798). If the additional lot proposes to utilize that same access or other amendments are 

proposed, the owner may have to obtain additional private approvals and a variance to Section 

310 of the Zoning Bylaw. 

Building Sites and “No Build” Areas 

Aside from the “no further subdivision” covenant, other existing encumbrances on the title of the 

lots may pose challenges or require amendments for development of additional lots. Covenant 

LA35539 prohibits development on the subject property to one identified building site and 

therefore the proposed new building site will require amendment to this covenant if the Board 

supports the discharge of the no subdivision covenant. 

During the development permit process building sites, “no disturb areas”, driveways and “wildlife 

and sensitive zones” were identified on the parent parcel. This information was registered in the 

form of restrictive covenants and easements which include map schedules that indicate these 

locations. There were only four building sites identified. The subject property contains one of 

those proposed building sites. 

PLANNING ANALYSIS: 

This proposal requests the Board consider discharging or modifying a restrictive covenant that 

prohibits further subdivision of Lot 1, Sec. 5, Twp 9, ODYD, Plan KAP80583 in order to create 

an additional lot. The request is from the owners of Lot 1 which, at over 12 ha and zoned C.R 

(2 ha minimum parcel size) does have future subdivision potential. 



May 3, 2012 - Item F.1 



Even though the proposal is not a rezoning application, the effect of the discharge of the 

covenant is an increase in density and therefore staff have reviewed the merits of this proposal 

based on that premise. With respect to how this proposal is consistent with the Rural Vernon 

OCP, it appears to satisfy several policies of Section D. Rural Lands which outline the criteria 

that would be necessary to support rezoning to C.R including: 

The property is not in the ALR. 

The area proposed for the new lot is not subject to flooding, high water or terrain 

instability. 

 

 

 

 

 

The proposal should not require excessive expenditures for community services. 

The proposed building site and driveway access on the new lot should be suitable for the 

intended uses and be able to achieve compliance with the Zoning Bylaw. (However, in 

this regard, staff do have concerns for the lands west of Highway 97 that are also part of 

the subject property and effected by the discharge of the covenant.) 

There appears to be adequate on-site area for septic disposal but detailed engineering 

will be required that includes supporting technical information for this requirement. If the 

information does not provide the Board with a level of comfort the lands can adequately 

handle septic effluent without affecting the lake, the Board may request an independent 

appraisal of the subsurface soils conditions to review the suitability of the site to absorb 

effluent in accordance with OCP policy direction. 

Natural features such as wildlife zones, seasonal drainage courses and sensitive areas 

are protected by covenant and should not be affected by this proposal. However it will 

result in loss of some grassland area for a new driveway and building site. 

The proposal will not affect land within 15 metres of the natural boundary of Kalamalka 

Lake in accordance with Development Permit guidelines. 

Documentation provided by the applicant indicates a Conditional Water License is 

approved for the proposed additional lot. 

The restrictive covenant was required in order for the Board to support a four lot development 

with further subdivision potential. Coordinating the public hearing on the request to discharge or 

modify the covenant as well as the hearing for Development Variance Permit to waive the 

requirement for community water will provide adjacent land owners and the public with an 

opportunity to provide feedback to the Board. 

If the restrictive covenant is discharged, the applicant could technically apply for additional lots 

for subdivision, not just the one requested. In this regard, it is recommended that RDNO as 

Transferee provide by way of resolution of the Board of Directors, written approval to release 

the subdivision restriction on that part of the subject property lying east of High Ridge Road in 

accordance with section 2.a) of Covenant KW5195. This would leave the terms of the covenant 

intact on what would be a 10 ha remainder of the subject property situated on the west side of 

Highway 97 and on the three other lots within this subdivision. 

As noted above and should the Board approve the request to modify the no further subdivision 

covenant, a subdivision application will still be required for the proposed plan of subdivision. At 

that time, the applicant will be required to demonstrate that the proposed subdivision complies 

with all applicable Regional District bylaws and Provincial legislation. 



May 3, 2012 - Item F.1 



SUMMARY: 

This legal document request is to have the Board discharge or modify a “no further subdivision 

covenant” from the title of the property in order to facilitate subdivision of another Country 

Residential lot. Due to the process that resulted in the original approvals of the parent parcel, 

this request is being brought forward to a Public Hearing concurrent with the Board’s 

consideration of a Development Variance Permit. 

REFERRALS: 

The application has been referred to the following for their review and comment: 

1. Electoral Area ‘B’ Director 

2. Electoral Area ‘B’ Advisory Planning Commission 

3. Electoral Area Advisory Committee 

4. Kelowna Pacific Railway 

5. Building Inspection Department 

6. Interior Health Authority 

No objection to the proposed release of this covenant to allow for future subdivisions. 

Drinking Water: The creation of very small water systems (i.e. four or five connections, as 

would be created in this instance) can lead to ongoing challenges with maintenance, 

governance and financial planning. It can be difficult to offset the funding needed to 

provide adequate treatment for a surface water source if there are very few ratepayers 

connected to the system. As such, we have no objection to the removal of this covenant 

to allow for further subdivision on an individual drinking water supply source. Interior 

Health does recommend that private homeowners have their drinking water tested by an 

accredited laboratory for comparison to the Guidelines for Canadian Drinking Water 

Quality. 

Onsite Wastewater: It does not appear as though the release of this document would 

affect the ability of the property to utilize an onsite wastewater system. Interior Health 

reserves the right to further review this proposal at the subdivision stage. 

7. Ministry of Transportation and Infrastructure 

The Ministry of Transportation and Infrastructure has no objections to releasing covenant 

KW5195. This approval, in no way constitutes approval for the subdivision described in 

the Arda Consultants report dated July 19, 2010. 

8. Ministry of Environment / Ministry of Natural Resource Operations 

Comments from the Ecosystems Section of the Ministry of Natural Resource Operations 

(MNRO): To ensure proposed activities are planned and carried out with minimal impacts 

to the environment and in compliance with all relevant legislation, the proponent and 

approving agency are advised to adhere to guidelines in the provincial best management 

practices (BMP's) document: Develop with Care: Environmental Guidelines for Urban & 

Rural Land Development 



May 3, 2012 - Item F.1 


10-0685-8-LD (Arda Consultants c/o David Pauls) Page 10 

Comments from the Water Section of MNRO (to applicant) : Attached are the two water 

licenses we discussed yesterday. It can clearly be seen that the dwellings on C117069 

are not located as per the subdivision plan. I have updated the application for 

Apportionment for C117069 and have noted that C066198 is also in Apportionment status. 

9. RDNO Engineering Department 

The property is located outside of the Greater Vernon Water service area and therefore no 

concerns. 

Submitted by: 

Approved For Inclusion: 

Rob Smailes, MCIP 

General Manager, Planning and Building 



May 3, 2012 - Item F.1 

File: 

Applicant: 

Location: 

ELECTORAL AREA “B” 

LEGAL DOCUMENT REQUEST 

SUBJECT PROPERTY MAP 

10-0685-B-LD 

WGP– 202 Ltd. c/o Arda Consultants 

415 Highridge Road 


Page 87 of 141 


May 3, 2012 - Item F.1


_ , ___ » _ >lU..., ....... "., .. 

~ s,+e,c - 

REFERENCE PLAN OF COVENANT AREAS IN LOTS 1,2,3 AND 4, 

PLAN KAP J2fli'i, SEC. 5, TP. 9, O.D. Y.D. 

Pursuant to Section 99 of the Land ntle Act 

S.C.G.S. No. 82L 014 

_SCilU·'1.' ~ ( .!" 11is:::.:r:" art: in meters end OtXim/'JI" t"crcof ) 

LOT A 

5.E. 1/4 SEC. 

N.E. 1/4 SEC. 

• 


May 3, 2012 - Item F.2 






DEVELOPMENT VARIANCE PERMIT APPLICATION 

Date: March 16, 2012 

File No.: 

Applicant: 


11-0685-B-DVP 

WGP-202 Holdings Ltd. c/o Arda Consultants Ltd. 

Lot 1, Sec 5, Twp 9, ODYD, Plan KAP80583 

P.I.D.# 026-623-625 


Property Size: 

Servicing: 

Zoning: 


Proposed Use: 

Proposed Variation: 


12.2 ha 

Water license (Kalamalka Lake) and septic 

Country Residential (C.R) 

Country Residential 

Subdivision to create one 2.07 ha lot which would be in addition to 

(4) four lots created in 2006. 

Request to vary Section 402.3 of the Subdivision Servicing Bylaw 

which requires a community water system for all subdivisions of 

five (5) lots or more. 


That upon consideration of input from adjacent landowners, a Development Variance Permit be 

issued for the property legally described as Lot 1, Sec 5, Twp 9, ODYD, Plan KAP80583 and 

located at 415 High Ridge Road, Electoral Area “B” to vary: 

1. Section 402.3.f of Subdivision Servicing Bylaw No. 726, 1986 to permit, within an 

existing four lot subdivision, a fifth lot to be created and to be supplied with water from a 

licensed private water intake from Kalamalka Lake as shown on the subdivision plan 

attached to the Planning Department report dated March 16, 2012. 

BACKGROUND: 

This is an application to vary Section 402.3.f of the RDNO Subdivision Servicing Bylaw which 

requires that all subdivisions of five (5) lots or more, and all subdivisions having the potential for 

five (5) lots or more utilizing surface water as a source of supply, shall be provided with a 

community water system. 

F:\3000-3699 LAND ADMIN\3061 AREA B\_APPLICATIONS\DVP\2011\11-0685-B-DVP - WGP-202 - ARDA\11-0685-B-DVP - 

WGP-202 - ARDA - DVP Info Sheet.docx 



May 3, 2012 - Item F.2 


11-0685-B-DVP (WGP-202 c/o Arda Consultants) Page 2 

The subject property is one of four lots created by subdivision in 2006. The subject property 

(Lot 1) and one additional property (Lot 2) are in excess of 4.0 ha and thus have subdivision 

potential under the Country Residential zoning which permits lots with a minimum area of 2.0 

ha. However, when the parent parcel was rezoned from Large Holding to Country Residential in 

2003, the applicant (the developer at the time) offered a Restrictive Covenant prohibiting further 

subdivision of the proposed parcels. The reason for the offer of the covenant was to avoid the 

requirement to install a community water system in accordance with the RDNO Subdivision 

Servicing Bylaw which requires that a community water system be provided for subdivisions of 

five (5) lots or greater. The covenant was subsequently registered (no. KW5195), the rezoning 

was approved, and the parent parcel was subdivided into four (4) lots. 

The owner of the subject property (Lot 1) has applied to discharge or modify Covenant KW5195 

on the title of Lot 1 and to vary the Subdivision Servicing Bylaw in order to permit a subdivision 

to create one additional lot that would be supplied with water from a private water intake on 

Kalamalka Lake (not a community water system). At the Regular Meeting of September 7, 2011 

the Board of Directors considered the application to discharge or modify the covenant and 

resolved to refer the request to a Public Hearing and further resolved that the request be 

considered concurrently with the application for Development Variance Permit (DVP). In this 

regard, the Public Hearing regarding discharge or amendment of Covenant KW5195 will be held 

concurrently with the Hearing for this proposed DVP. 

Site Context 

The subject property is located at 415 High Ridge Road and is vacant. As illustrated on the 

attached Subject Property Map, this 12.2 ha property is bisected by a major road corridor which 

includes West Ridge Road, Highway 97 and High Ridge Road. The larger of the two parts is a 

relatively steep 7.91 ha portion situated upslope and west of Highway 97. The portion of Lot 1 

subject of this application is 4.26 ha and situated on the east side of High Ridge Road. As 

shown on the attached plan of subdivision, the applicant is proposing to subdivide the 4.26 ha 

portion of Lot 1 into two parts consisting of a new 2.07 ha lot (proposed “Lot A”) and a 2.19 ha 

portion of the remainder which would remain linked to the 7.91 ha piece west of Highway 97. 

The result of the proposed subdivision would be one new 2.07 ha lot plus a 10.10 ha remainder. 

The subject property is designated Country Residential in Rural Vernon Official Community Plan 

Bylaw No. 1708, 2003 and it is zoned Country Residential (C.R) in the Regional District of North 

Okanagan Zoning Bylaw No. 1888, 2003. 

On the east side of High Ridge Road, adjacent properties are designated in the OCP as Country 

Residential and are zoned Country Residential (C.R). West of Highway 97, adjacent lands are 

zoned Large Holding (LH) and designated in the OCP as Large Holding and Agriculture, the 

latter of which are also within the Agricultural Land Reserve. All surrounding properties are 

undeveloped with the exception of a single family house on one lot flanking the east side of the 

subject property and a single family dwelling two lots to the southwest. The subject property 

overlooks but is separated from Kalamalka Lake by the CN Rail line which is down slope and 

flanks the south side of the property. 



May 3, 2012 - Item F.2 



The Proposal 

In 2003, the applicant undertook to rezone the parent parcel to Country Residential (C.R) and at 

that time voluntarily offered to register a covenant restricting subdivision of the parent parcel to 

a maximum of four lots. The covenant was registered, the rezoning was approved and the four 

lot subdivision was completed in 2006. The applicant now proposes to create one more lot by 

subdividing Lot 1 of this four lot subdivision. The proposed one-lot subdivision would, 

essentially, be creating a fifth lot, which along with the other four lots, would not be serviced by 

a community water system but by individual water license for Kalamalka Lake. In the opinion of 

staff, this would be contrary to the Subdivision Servicing Bylaw. 

The potential to discharge or modify the covenant is addressed in a separate Planning 

Department report for the Board’s consideration. The application subject of this report is a 

request for a variance from the Subdivision Servicing Bylaw requirement that all subdivisions of 

five (5) lots or more, and all subdivisions having the potential for five (5) lots or more utilizing 

surface water as a source of supply, shall be provided with a community water system. 

The proposed new Lot A would be provided with water from a licensed water intake on 

Kalamalka Lake, serviced with on-site septic sewage disposal and accessed from High Ridge 

Road via an easement across the proposed remainder of Lot 1. 

OFFICIAL COMMUNITY PLAN: 

The subject property is designated Country Residential in Rural Vernon Official Community Plan 

(OCP) Bylaw No. 1708, 2003 which conditionally supports development into 2.0 ha minimum 

parcel sizes. 

While the policies of the Rural Lands section of the OCP are most applicable to OCP 

amendment and rezoning applications, they also have relevance to this Development Variance 

Permit application. Proposed new development within CR designated areas should be 

considered in conjunction with the following policies: 

(1) the area should not be subject to flooding, high water table or terrain instability; 

(2) the development of the area should not require excessive expenditures for community 

services such as roads, utility services and school busing; 

(3) the terrain should be suitable for development whereby each new lot would have a 

building site and driveway access in compliance with the “Zoning Bylaw”; 

(4) each new lot shall have an area that is adequate for on-site sewage disposal; 

(5) information should be provided to show how development can be supplied with an 

adequate water supply as outlined in Section D of the OCP; 

(6) Natural Features or other sensitive environmental attributes should not be negatively 

impacted by a higher density of land use and in this regard, the Regional District may 

request that an environmental impact analysis be undertaken; 



May 3, 2012 - Item F.2 



(7) the subject properties are outside an area where the long-term planning is to 

accommodate urban land uses such as within an area bounded by an ‘Urban 

Containment Boundary’ where parcels should be maintained in as large a size as 

possible to better facilitate urban development. 

As referenced in subsection (5) above, Section D.5 of the Official Community Plan states: 

Because of the importance of water supplies for new development and the uncertainty 

about water supply for some Rural Lands, assurance about water supply should be 

provided with a rezoning application or an application to amend this Plan and as 

appropriate, hydrogeological studies should be undertaken to determine impacts, if any, 

on existing wells in the neighbourhood and the local aquifer. 

The Natural Areas section of the OCP advises that, in the Commonage area, the slopes 

overlooking Kalamalka Lake are considered environmentally sensitive to development and that 

the Regional District will have due regard for the significance of these areas when reviewing 

land development proposals in the vicinity. 

The OCP states that the Regional Board has the objective to protect the environmentally 

sensitive shorezone ecosystem around Kalamalka Lake and to maintain water quality of the 

lake. The subject property is among the parcels in the vicinity of Kalamalka Lake which are 

designated as a Development Permit (DP) area for the protection of the natural environment, its 

ecosystems and biodiversity. The DP guidelines state that land within 15 m of the natural 

boundary of Kalamalka Lake should remain free of development with the exception of fencing, 

works and planting intended to control erosion and protect the lake and its habitats. It should be 

noted that the C.N. Railway line runs between the subject property and Kalamalka Lake and the 

shortest horizontal distance between the subject property and Kal Lake is approximately 75 m. 

ZONING BYLAW: 

The subject property is zoned Country Residential (C.R) which permits lots with a minimum area 

of 2.0 ha. Lots proposed for subdivision in the C.R zone must have lot frontage of not less than 

one-tenth of the perimeter of the lot. Permitted uses in the C.R zone include single and two 

family dwellings, home occupations, manufactured homes, community care facilities, veterinary 

clinics, wineries and cideries, work force housing units, fruit and produce pickers’ cabins, 

boarding houses, bed and breakfasts, ancillary single family dwellings, intensive and limited 

agricultural uses, limited resource use, accessory farm sales, and accessory buildings and 

structures. 

Of relevance to the subject property, the number of buildings per lot shall not be more than: 

a. one (1) single family dwelling or one (1) two family dwelling or one (1) manufactured 

home; and 

b. one (1) additional single family dwelling on lots 4 ha. or larger in size for lands outside of 

the ALR; and 

c. one (1) Ancillary Single Family Dwelling on lands in and out of the ALR on lots of 2 ha or 

larger (subject to floor area limitations). 



May 3, 2012 - Item F.2 



If the proposed subdivision is approved and subject to meeting other zoning regulations and 

servicing requirements, the maximum number of dwelling units permitted by the C.R zoning 

would be one two family dwelling, plus one additional single family dwelling, plus one Ancillary 

Single Family Dwelling on the 10.1 ha remainder of the subject property. On the proposed new 

Lot A, (at 2.07 ha.) the maximum number of dwelling units permitted would be one two family 

dwelling plus one Ancillary Single Family Dwelling. 

The proposed new Lot A would be subject to the regulations of Section 310 of the Zoning Bylaw 

which specifies criteria related to driveway width, angle, grade and building site area and slope. 


The Planning Department raises no objection to the proposed variance to the Subdivision 

Servicing Bylaw and, subject to consideration of input from adjacent land owners, recommends 

this application for Development Variance Permit be given favourable consideration. 

The four existing lots in this subdivision each have individual water licences and systems which 

pump water from Kal Lake. The proposed variance would facilitate a subdivision to create one 

additional lot serviced by a licensed private water source rather than a community water system. 

In conjunction with the applicant’s request to discharge or modify the covenant restricting any 

further subdivision, Interior Health Authority (IHA) commented that the creation of small water 

systems (i.e. four or five connections) can lead to ongoing challenges with maintenance, 

governance, and financial planning. IHA noted that it can be difficult to offset the funding 

needed to provide adequate treatment for a surface water source if there are few ratepayers 

connected to the system. IHA had no objection to removal of the covenant to allow for further 

subdivision on an individual water supply source. 

In the event the variance is approved and the ‘no further subdivision’ covenant is discharged or 

modified, a number of other covenants and easements registered on the Title of the subject 

property will need to be reviewed and either discharged or modified prior to final approval of the 

proposed subdivision. These encumbrances, and a Development Permit approved in 2005 for 

the parent parcel of the subject property, are summarized below. 

Existing Development Permit, Covenants, and Easements 

In 2005, a Development Permit (No. 05-0284-B-DP) was registered on the parent parcel out of 

which the subject property was created along with three other lots. The 2005 Development 

Permit (DP) was required because the property was designated in the Rural Vernon OCP as a 

DP area for the purpose of protection of the natural environment. The 2005 DP included site 

plans for each of the four lots and defined specific areas for building sites, sewage disposal 

areas, driveways, parking areas, and environmental protection areas. The 2005 DP did not 

include provision for a building site on proposed Lot A. The subject property remains 

designated as a DP area therefore, as a condition of subdivision, the applicant may be required 

to obtain a new Development Permit to address protection of the natural environment on 

proposed Lot A. There are DP exemptions defined in the Official Community Plan that may 

apply and these would be reviewed at such time as a subdivision referral is received by RDNO. 



May 3, 2012 - Item F.2 



Covenant KW5197 was registered on the parent parcel in January 2004 pursuant to Section 

219 of the Land Title Act in favour of the Minister of Water, Land, and Air Protection and the 

Regional District of North Okanagan. This covenant restricts development to specific Building 

Sites within four lots and identifies drainage courses, wildlife zones, and sensitive areas. As a 

condition of Development Permit 05-0284-B-DP, this covenant was to be amended to reflect the 

subdivision plan shown on Schedule A of the Development Permit, however it is apparent that 

the covenant was not amended and is therefore not consistent with the plan attached to the DP. 

This covenant does however designate a building site and no-build areas for the proposed new 

lot. Staff suggest that Covenant KW5197 may not need to be amended however this would 

need to be confirmed prior to final approval of subdivision. 

Covenant LA035539 was registered on the parent parcel in March 2006 pursuant to Section 219 

of the Land Title Act in favour of the Minister of Transportation and the Regional District of North 

Okanagan. This covenant specifies that no buildings, structures or improvements of any kind 

shall be constructed on any portion of Lots 1, 2, 3, and 4, Plan KAP80583 other than within the 

Building Site areas shown on Reference Plan KAP80588. This covenant does not designate a 

building site for proposed Lot A. Staff suggest that Covenant LA035539 be considered for 

potential discharge or modification to address proposed Lot A prior to final approval of 

subdivision. 

Covenant KW5199 was registered on the parent parcel in January 2004 pursuant to Section 

219 of the Land Title Act in favour of the Regional District of North Okanagan. A “Storm 

Drainage Design and Management Memo” by R.D. Lewis & Associates Ltd. dated January 6, 

2003 forms Schedule “A” of this covenant. As a condition of Development Permit 05-0284-B- 

DP, this covenant was to be amended to reflect the subdivision plan shown on Schedule A of 

the Development Permit, however it is apparent that the covenant was not amended and is 

therefore not consistent with the plan attached to the DP. The storm drainage drawing in the 

“Storm Drainage Design and Management Memo” (the Memo) does, however, address a 

building site in the location currently proposed for Lot A. The Memo also provides plans for 

Typical Building Site Temporary Construction and Permanent Runoff Control Features. These 

plans were intended to apply to all building sites within the parent parcel. In this regard, it is not 

deemed necessary to discharge or modify Covenant KW5199 for the purpose of subdivision to 

create proposed Lot A as the terms of the covenant remain relevant and applicable to the 

development of proposed Lot A. 

As previously noted, Covenant KW5195 was registered in January 2004 in conjunction with the 

rezoning of the property in response to the applicant’s offer to register a Restrictive Covenant 

prohibiting further subdivision of the four (4) proposed parcels. The reason for the offer of the 

covenant was to avoid the requirement to install a community water system in accordance with 

the RDNO Subdivision Servicing Bylaw which requires that a community water system be 

provided for subdivisions of five (5) lots or greater. The covenant was subsequently registered, 

the rezoning was approved, and the parent parcel was subdivided into four (4) lots. In October 

2010, the applicant requested to discharge or modify this covenant in order to subdivide one of 

the four original lots to create one additional lot (for a total of five) to be serviced by a private 

water system. At the Regular Meeting of September 7, 2011 the Board of Directors considered 

the applicant’s request and resolved to present the request at a Public Hearing, and further, to 

consider the request concurrently with an application for a Development Variance Permit to vary 

the Subdivision Servicing Bylaw requirement for a community water system related to the 

proposed subdivision of the subject property. 



May 3, 2012 - Item F.2 



It is to be noted that section 2.a) of Covenant KW5195 states: 

The use of the Lands is restricted in that the Lands may not be subdivided into any more 

than four (4) separate lots, without prior written approval of the Transferee. 

The Regional District is the only Transferee named in this covenant. Therefore, it is apparent 

that with written approval of RDNO, and without the need to formally discharge or amend the 

covenant, the “four lots only” restriction could be lifted. 

In addition to the covenants, two easements are registered on the Title of the subject property 

which provide for access and utility corridors through the subject property. Easement Plan 

KAP80587 is a linear corridor extending from Kalamalka Lake through Lot 2 to the previously 

approved building site on Lot 1 (the subject property). The applicant has advised that this 

easement corridor accommodates three pumps at Kalamalka Lake, plus three water lines and 

three electrical cables which extend to the approved building sites on Lots 1 and 2 as well as to 

the proposed building site on proposed Lot A. 

The applicant has provided documentation confirming that five water licences are in place to 

service the existing four lot subdivision plus proposed lot Lot A with water from Kalamalka Lake. 

In their DVP application, the applicant states that the Subdivision Servicing Bylaw: 

is proposed to be varied to accept the fifth lot, especially since provision for an individual 

water service to the lake (tubing pipe and electrical) was installed with the initial 

subdivision and is in place. 

Clearly, when the four lot subdivision was developed it was anticipated by the developer that a 

fifth lot may eventually be created. This fact, however, does not in itself justify approval of a 

variance to the Subdivision Servicing Bylaw. The Public Hearing held at the time of rezoning 

was for a four lot subdivision. Discharge or modification of the “no further subdivision” covenant 

or alternatively, written approval to lift the subdivision restriction, together with the proposed 

variance from the Subdivision Servicing Bylaw would facilitate creation of a fifth lot which would 

increase in the density of development in this subdivision. Accordingly, as resolved by the 

Board on September 7, 2011, the Public Hearing for the covenant will be held concurrent with 

the hearing for the DVP, in order that adjacent land owners and the public will have the 

opportunity to express their opinions on both matters directly to the Board. 

SUMMARY: 

This is an application to vary Section 402.3.f of the Subdivision Servicing Bylaw which requires 

that all subdivisions of five lots or more, utilizing surface water as a source of supply, shall be 

provided with a community water system. The variance is requested in order that the applicant 

may subdivide the subject property to create one additional lot which would essentially be a fifth 

lot added to an existing four lot subdivision serviced by individual surface water supply systems 

using Kalamalka Lake as the source. 

The Planning Department raises no objection to the proposed variance and concurs with the 

Interior Health comments that maintenance, governance, and financial planning can be 

challenging for small community water systems. Had the developer provided a community 

water system when the original subdivision was approved in 2006, five lots could have been 

developed. The proposed variance simply alters the means by which the lots would be serviced 

with domestic water. 



May 3, 2012 - Item F.2 


11-0685-B-DVP (WGP-202 clo Arda Consultants) Page 8 

The proposed one lot subdivision is generally in accordance with the Country Residential 

designation of the Official Community Plan in that the area is not subject to flooding , high water 

table or terrain instability, the development should not require excessive expenditures for 

community services, and the area is outside of any Urban Containment Boundary. If the DVP is 

approved, the subdivision process will address matters related to the establishment of a suitable 

building site, driveway access and sewage disposal area . Water supply to the proposed lot is 

confirmed with the existence of water licences authorizing water service to a total of five lots 

within this subdivision. Environmentally sensitive areas are protected by Covenant KW5197 

which remains applicable to the subject property. This covenant identifies a building site for the 

proposed new lot and defines "Wildlife Zones & Sensitive Areas" that are to rema in free of any 

buildings, driveways, utilities and landscaping. 

Subject to consideration of input from adjacent land owners, the Planning Department 

recommends this application for Development Variance Permit be given favourable 

consideration. 

REFERRALS: 


1. Electoral Area 'B' Director 

2. Electoral Area 'B' Advisory Planning Commission 




With lot sizes '" 2 ha. on private and separate drinking water supplies, our office has no 

comments per the February 2011 Interior Health Subdivision Guideline. 


7. Ministry of Environment I Ministry of Natural Resource Operations 

Submitted by: 

~ - 

Ie Skobalskl, MCIP 

Planner 


Endorsed by: 





May 3, 2012 - Item F.2 

File: 

Applicant: 

Location: 

ELECTORAL AREA "B" 

DEVELOPMENT VARIANCE PERMIT APPLICATION 


11-0685-B-DVP 

WGP-202 c/o Arda Consultants Ltd. 


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ElECTORAL AReA '0" 

N1/2 OF SW 114 

S1/2 OF SW 1/4 

Subject Property 

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May 3, 2012 - Item F.2

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May 3, 2012 - Item F.2


May 3, 2012 - Item F.3 






APPLICATION UNDER SECTION 20(3) OF THE 

AGRICULTURAL LAND COMMISSION ACT 

Date: April 17, 2012 

File No.: 

Applicant: 


11-0719-F-ALR 

Randy & Kim Tubb 

That Part of the NW ¼ on Plan B601, Sec 19, Twp 19. R8, W6M, 

KDYD, Except Plans B5954 and 40144 AND Lot 1, Sec 19, Twp 

19, R8, W6M, KDYD, Plan 40144 

P.I.D.# 011-916-168 AND 011-916-834 


Property Size: 

Servicing: 

7023 and 7025 Highway 97A 

7.46 ha (18.43 acres) AND 0.32 ha (0.80 acres) 

On-site septic / Wells / Shuswap River 

Soil Classification: Class 2 and 3 

Zoning: 


Proposed Use: 

Large Holdings (L.H) 

Agricultural / Major Road / Development Permit Area 

Golf course with clubhouse and 16 RV campsites 


That the application of Randy & Kim Tubb under Section 20(3) of the Agricultural Land 

Commission Act for a non-farm use related to the proposed alteration of a golf course 

clubhouse and parking lot and the addition of 16 recreational vehicle campsites on the 

properties legally described as That Part of the NW ¼ on Plan B604, Sec 19, Twp 19. R8, W6M, 

KDYD, Except Plans B5954 and 40144 AND Lot 1, Sec 19, Twp 19, R8, W6M, KDYD, Plan 

40144 and located at 7023 & 7025 Highway 97A, Electoral Area ‘F’ not be authorized for 

submission to the Agricultural Land Commission. 

F:\3000-3699 LAND ADMIN\3067 AREA F\3067 - APPLICATIONS\ALR\2011\11-0719-F-ALR - BLUEBEAR - TUBB\11-0719-F- 

ALR- BLUEBEAR - TUBB - ALR Info Sheet REVISED 120417.docx 



May 3, 2012 - Item F.3 


11-0719-F-ALR (Randy & Kim Tubb) Page 2 

BACKGROUND: 

This report relates to an application under Section 20(3) of the Agricultural Land Commission 

(ALC) Act for a non-farm use of the properties located at 7023 and 7025 Highway 97A. 

‘Birchdale Golf Course’ operates seasonally on both properties. The property owners are 

seeking to alter the golf course by converting an existing dwelling into a clubhouse; relocating 

the main parking area; and creating 16 recreational vehicle campground spaces. 

Site Context 

The subject properties are located on the east side of Highway 97A north of Grindrod. A 

tributary of Lambert Creek crosses through the properties which are flat and have been used for 

golf course purposes since 1970. The property located at 7023 Highway 97A contains the golf 

course, clubhouse, two parking areas for up to 34 vehicles and a single family dwelling. Access 

to the property is gained from Highway 97A via the panhandle portion of the property. 

The property located at 7025 Highway 97A contains a single family dwelling and the #2 tee box 

of the golf course. A 1991 easement between the two parcels is registered on title granting 

access and ability to ‘maintain and operate a golf course including a tee off area’, identified as 

the southern 0.108 ha portion of the lot for this purpose. Access is gained from Highway 97A at 

the northwest corner of the lot by using the driveway located on the panhandle portion of 7023 

Highway 97A. The access is not protected by legal agreement between the two properties. 

The following is an ortho photo taken of the properties in 2007: 



May 3, 2012 - Item F.3 



The subject and surrounding properties are within the Agricultural Land Reserve (ALR). The 

subject properties and those to the north and south are zoned Large Holdings (L.H) and 

designated in the Official Community Plan as Agricultural. To the west (across Highway 97A) 

are river front lots that are zoned and designated Small Holdings. The property to the east is 

zoned Non Urban (N.U) and designated Agricultural. Hwy 97A is designated as a Major Road. 

Agricultural Land Commission Application History 

In 1988, the ALC approved a proposal to subdivide the property located at 7025 Highway 97A to 

create the 0.32 ha property located at 7023 Highway 97A. The approval to subdivide the 

property was granted under Section 20(1) of the ALC Act and Section 946 of the Local 

Government Act. 

In 2001, the owners of the property located at 7025 Hwy 97A requested approval of the ALC to 

construct a building addition to an existing dwelling for the purpose of creating a restaurant. 

Staff advised the Board that the property would need to be rezoned in order to permit the 

proposed commercial (restaurant) use. The Board authorized the application to be forwarded to 

the ALC and resolved to “recognize the existing golf course use ... without prejudice on any 

rezoning application...”. The ALC allowed the construction of the building addition and stated 

that the property “remains subject to the provisions of the ALC Act”. To date, no Building 

Permits or rezoning applications have been submitted for a restaurant building addition. 

It should be noted that between 1988 and 1991 the Agricultural Land Commission, through 

regulation introduced by the Provincial Cabinet, lost its authority to allow or refuse golf courses 

in the ALR. This resulted in a number of new golf courses with both residential and recreational 

developments being allowed within the ALR. A moratorium on new proposals was introduced in 

1991. Since that time any application for a golf course or recreational accommodations in the 

ALR require a non-farm use application. 

Agricultural Capability of the Subject Property 

The Canada Land Inventory agricultural capability classification system groups land into seven 

classes according to the land’s potential and limitations for agricultural use depending on soil 

and climate characteristics. Class 1 land is capable of producing the very widest range of crops 

whereas Class 7 land has no capability for soil bound agriculture. As the class numbers 

increase from Class 1 to 7, the range of crops decreases. Associated with each class is a 

subclass that identifies limitations or special management practices needed to improve the soil. 

The classification usually gives land two ratings: unimproved and improved. Unimproved ratings 

describe the land in its native condition. Improved ratings indicate the land’s potential once 

management practises have been implemented, such as irrigation, stone removal or drainage. 

The Inventory rates the subject property as 70% Class 3 and 30% Class 2 with the same 

improved rating. The subclasses associated with this rating are identified as minor cumulative 

limitations and excess groundwater. Class 3 land is capable of producing a fairly wide range of 

crops under good management practices. Soil and/or climate limitations are somewhat 

restrictive. Class 2 land is capable of producing a wide range of crops. Minor restrictions of soil 

or climate may reduce capability but pose no major difficulties in management. 



May 3, 2012 - Item F.3 



The Proposal 

The purpose of the application is to alter the use of the golf course by demolishing the older 

dwelling located on the larger parcel to create 16 gravel RV campground spaces and overflow 

parking. The existing clubhouse would be revamped for washrooms. The existing workshop 

would be retained. On the smaller parcel the tee box would remain and a paved 36 stall parking 

lot with access from the panhandle on the adjacent property would be installed for use by day 

golfers. The existing dwelling would be converted into a new clubhouse. No changes are 

contemplated for the golf course fairways or greens. 

AGRICULTURAL LAND COMMISSION ACT AND REGULATIONS: 

Section 23 of the ALC Act outlines exceptions to a non farm use, stating that the restrictions on 

the use of agricultural land do not apply to land lawfully used for a non-farm use, established 

and carried on continuously for at least 6 months immediately before December 21, 1972, 

unless or until the use is changed, other than to farm use, without the permission of the 

commission; an enactment made after December 21, 1972, prohibits the use, or permission for 

the use granted under an enactment is withdrawn or expires. 

Agri-tourism Accommodation 

Part 3 of the ALC Regulations allow accommodations for up to 10 RV sites unless otherwise 

prohibited by a local government bylaw on properties classified as a farm under the Assessment 

Act. The subject properties are not classified as farms and as outlined below, the Regional 

District Zoning Bylaw does not permit agri-tourism accommodations on the properties. 

OFFICIAL COMMUNITY PLAN: 

The subject property is designated in the Electoral Area “F” Official Community Plan as 

Agricultural. The following Agricultural Policies are relevant to this application: 

Agricultural Policies 

1. All uses and subdivision of agricultural land, except those exempted under Part 2 and Part 5 

respectively of the Agricultural Land Reserve Use, Subdivision and Procedure Regulation, 

B.C. Reg. 171/2002 shall be in accordance with the provisions of the Agricultural Land 

Commission Act, regulations thereto, and the orders of the Commission. 

2. Parcel sizes are to be consistent with the agricultural capability and productivity bearing in 

mind that land with lower capability and productivity requires larger acreage. However, this 

condition should not be used to build a case for exclusion of existing small parcels which are 

in agricultural use and have a capability for agriculture. 

3. Lands within the Agricultural Land Reserve shall be protected from conflict with nonagricultural 

use by a separation varying with the type and intensity of conflicting land use 

through adoption of appropriate setbacks and buffering within the non-agricultural areas, in 

which the recommendations of the Ministry of Agriculture and Lands shall be considered. 

4. Notwithstanding the minimum lot size standards and land use policies cited in this Plan or 

the Regional District Zoning Bylaw in force from time to time or any other policy or bylaw that 

has been adopted to guide decision-making, the Regional Board may, after due 

consideration, not authorize an application to the Commission if the proposed subdivision or 

use would have a negative impact on agricultural land or the farming community. 



May 3, 2012 - Item F.3 



Commercial Policies 

If the non-farm use application is successful, the property would need to be rezoned, in which 

case the following Commercial policies should be considered: 

1. Recreation Commercial uses shall be considered at suitable locations adjacent to Mara Lake, 

Mabel Lake, the Shuswap River, in close proximity to suitable intersections with amenities 

and/or existing commercial facilities on Highway No. 97A provided that safe access to the 

Highway is possible. Furthermore, where feasible, direct access from Highway 97A will be 

discouraged in favour of alternate internal road accesses. 

2. In keeping with the Economic Objectives of this Plan, the Regional Board supports 

development of recreation commercial accommodation uses, including rental cabins and 

campgrounds that are oriented towards tourists. To ensure availability of these uses for 

tourists and the general public alike, the Regional Board may require covenants to restrict 

further subdivision as a condition precedent to approvals when considering C-5; “Recreation 

Commercial” or C-6; “Recreational Vehicle Campground/Resort Commercial” community plan 

amendment and/or rezoning applications.” 

3. In accordance with the provisions of Section XI of this Plan, land designated as 'Commercial' 

is also designated as a Development Permit Area in matters concerning the protection of 

development from hazardous conditions, the protection of the natural environment, its 

ecosystems and biological diversity and respecting the form and character of development. 

4. All OCP Amendment Applications for Commercial uses shall be subject to a Public 

Information Meeting to be hosted in the community by the applicant prior to scheduling of a 

Public Hearing. 

5. Upon receipt of a plan amendment, rezoning or subdivision application for commercial 

development the Regional Board will consider the following: 

a. the recreation carrying capacity of the local area with regards to geographic limitations, 

protection of the natural environment, its ecosystems and biological diversity, traffic 

and circulation, and access to existing and new recreation facilities; 

b. a form and character that compliments and enhances the local built from and 

surrounding natural area as set out in Section XI. of this Plan; and, 

c. the development must be serviced with a potable water supply; provide for the 

collection, treatment and disposal of sewage and must provide for the collection, 

treatment and disposal of stormwater; and 

d. access to a public road system meeting Ministry of Transportation standards in which 

emergency egress must be considered particularly in wildfire interface areas; and 

e. suitable buffering within the non-agricultural lands where the development is located in 

the Agricultural Land Reserve or where the development abuts land in the ALR. 

Development Permit Areas 

The portions of the subject properties located within 30 m of the tributary of Lambert Creek are 

identified as being within a Development Permit Area for the Protection of the Natural 

Environment. A Development Permit in this regard would be required where development or 

land alterations are proposed within the 30 m setback area. 

The rear eastern portion of the large parcel is within the floodplain of the Shuswap River and is 

designated as a Development Permit Area for the Protection of Development from Hazardous 

Conditions. As development is not proposed within the floodplain area, issuance of 

Development Permit in this regard is not required. 



May 3, 2012 - Item F.3 



If the properties were successfully rezoned to Commercial, a Development Permit for a 

commercial form and character would be required. 

ZONING BYLAW: 

The subject properties are zoned Large Holding (L.H). Uses permitted in the L.H. zone include 

accessory farm sales, bed and breakfast uses, boarding house uses, fruit and produce pickers’ 

cabins and work force housing units on lots 4 ha or larger, home occupations uses, packing 

houses, public parks and playgrounds, resource use, spray irrigation programs, limited and 

intensive agricultural use, community care facilities, veterinary clinics, wineries and cideries, 

single and two family dwellings, ancillary dwellings and manufactured homes. 

Recreation Commercial Zone (C.5) 

If the non-farm use application is successful, the proposed uses would need consideration of an 

Official Community Plan amendment and rezoning that would allow the properties to be rezoned 

to the Recreation Commercial (C.5) zone which allows the following uses: 

accommodation including campgrounds, cabins, hotels, motels, and one (1) dwelling unit 

for the owner, operator, or employee of the principal and permitted use; entertainment and 

recreation facilities, golf courses and driving ranges, health spas, marinas, museums, 

outdoor entertainment, amusement and recreation facilities, sports clubs, sports facilities, 

theatres, tourist amusement facilities, theme parks, and zoos; food service including coffee 

shops, dairy bars, and restaurants; water storage and bulk distribution facilities on same lot 

as water source; retail sales and storage of boats, gasoline and motor oil, recreation vehicles, 

and sporting goods; service and repair including recreation vehicle storage, servicing and 

rental, service stations; taxidermists; rapid infiltration and spray irrigation of treated sewage 

effluent; seasonal use; temporary accommodation use; shooting ranges. 

The minimum lot size standard in the C.5 zone is 1 ha (2.471 acres). 

Parking and Landscaping 

The required number of paved parking spaces for a regulation golf course is 75 stalls per 9 

holes and 36 stalls per 9 holes for a pitch and putt or executive golf course. Restaurants require 

10.6 spaces per 100 m 2 of building. A campground requires 1 stall per camping space plus 2 

vehicle parking spaces. RV spaces must have a clear width of not less than 4 m and a clear 

length not less than 12 m together with a maneuvering aisle width of not less than 12 m. All 

recreational vehicle parking are included in the calculations for the total required parking. 

In accordance with the above, the golf course would require 36 parking stalls and the restaurant 

would require approximately 10 stalls. The proposed RV spaces are large enough to 

accommodate the required number of parking stalls associated with the RV spaces. 

Landscaping in the form of a 7.5 m wide buffer area would be required along the full length of 

Highway 97A with the exception of access points. 



May 3, 2012 - Item F.3 



Campground Regulations 

The proposal development requires the issuance of a Campground Permit. Approval of a 

Campground Permit may not be given until it has been demonstrated that the proposal complies 

with the campground regulations of the Zoning Bylaw and that sewage disposal and water 

supply systems have been approved. 

Permitted Uses of Land, Buildings and Structures 

Section 305.3 of the Zoning Bylaw No. 1888, 2003 states that regulations governing nonconforming 

use are set forth in the Local Government Act and a use that was non-conforming or 

unlawful under the previous Zoning Bylaw No. 725, 1986 shall continue to be non-conforming or 

unlawful unless it is in full compliance with Zoning Bylaw No. 1888. The use of the land as a 

golf course predates the current and previous Bylaw No. 725, 1986; however, under previous 

Zoning Bylaws dating back to 1968, the use of the land as a golf course was never permitted. 


The subject properties have been used for golf course purposes since 1970. At that time, the 

Regional District Zoning Bylaw did not legally sanction of use of the property as a golf course 

and to this day, the Zoning Bylaw has not been amended to legally sanction the use. Lawful or 

not, to alter the current use of the golf course as proposed, the approval of the subject 

application and an application to rezone the properties are required. 

As the proposed land use and building alterations must be approved by the ALC through the 

subject application and by the Regional District through an Official Community Plan and Zoning 

Amendment application, it is necessary to consider the proposal against the Agricultural Policies 

of the Electoral Area “F” OCP. In this regard, it is suggested that the proposal, including both 

the golf course use and the campground use, is not supported by the OCP as it: does not 

comply with the provisions of the ALC Act and Regulations; mau have the potential to conflict 

with adjacent agricultural uses; and may negatively impact the potential agricultural use of the 

subject property. 

If it were only necessary to consider approval of the campground use, it is suggested that such 

a use would still not comply with the same Policies of the OCP, albeit to a lesser degree. In this 

regard, it is noted that the new golf course parking area is proposed to be developed on the 

property located at 7025 Hwy 97A, which due to its size, has limited agricultural potential, and 

that the proposed campground area is proposed to be developed on a portion of the property 

located at 7023 Hwy 97A which has already been developed, in part, for golf course parking and 

clubhouse purposes. 

The Planning Department acknowledges that the golf course use has been in existence for over 

forty years and that the Regional District has not taken action to require that the use be brought 

into compliance with the Zoning Bylaw. This however does not mean that the Regional District 

supports the use of the properties for golf course purposes. This is demonstrated by the fact 

that the zoning and OCP land use designation of the properties have not been changed to 

permit the golf course use and both the Zoning Bylaw and the Electoral Area “F” OCP have 

undergone several reviews since the golf course was first developed. 



May 3, 2012 - Item F.3 



Staff recognize that the Board may wish to legalize the use of the existing golf course, it could 

do so by directing staff to prepare the necessary amendments to the Zoning Bylaw and 

Electoral Area “F” OCP. Such an amendment to legalize what currently exists would not require 

the approval of the ALC as the existing use predates the inception of the ALR. Should the 

Board wish to support the subject application, it could do so by forwarding the application to the 

ALC. If the ALC supports the application, it would then be necessary to amend the Zoning 

Bylaw and OCP prior to issuing Building, Development Permit and Campground Permits 

associated with the proposal. 

SUMMARY: 

The property owners are seeking approval of the Agricultural Land Commission to alter the 

Birchdale Golf Course located at 7023 and 7025 Highway 97A by converting an existing 

dwelling into a clubhouse, relocating the main parking area, and creating 16 recreational vehicle 

campground spaces. It is recommended that this proposal not be supported as it does not 

conform with the Agricultural designation of the properties or with the Agricultural Policies of the 

Electoral Area “F” Official Community Plan. It is acknowledged that the golf course use has 

been in existence for over forty years, however, the use is a non-conforming use as it relates to 

the Regional District Zoning Bylaw and also, the Electoral Area “F” OCP and the Zoning Bylaw 

have never been amended to recognize this use. 

REFERRALS: 


1. Electoral Area ‘F’ Director 

2. Electoral Area ‘F’ Advisory Planning Commission 



No objections. 


The Ministry has no objections, in principal, to the non-farm use and the land and proposed 

changes in layout. However, our records show that there is not a valid and subsisting 

Controlled Access (CA) Permit issued for the Golf Course. The following is required to 

legalize the Commercial Access to a Controlled Access Highway: Landowner to apply for 

and receive a CA permit. In the application, we will require details regarding the number of 

parking stall and RV sites proposed to be developed. Landowner is to ensure any new 

development occurs within the property boundaries and does not encroach onto highway 

right-of-way. Furthermore, any structures must adhere to Sec 12 of BC Reg 513/2004 which 

requires 4.5m setback from the highway right-of-way boundary. 



May 3, 2012 - Item F.3 


11·0719·F·ALR (Randy & Kim Tubb) 

Page 9 


Interior Health records indicate that this property operates as the Birchdale Golf Course with 

Operating Permits issued by Interior Health for a drinking water supply system and a food 

serve facility. The last inspection of these facilities by our department was conducted on 

June 8th, 2010 (drinking water system) & July 21, 2011 (food service facility). 

Interior Health advises that approvals are required for the proposed drinking water sources, 

food service facility, and on·site wastewater disposal. 

7. Agricultural Land Commission 

8. Ministry of Agriculture and Lands 

Submitted by: 

Caren Walker 

Planning Technologist 


Endorsed by: 





May 3, 2012 - Item F.3 

ELECTORAL AREA "F" 

AGRICULTURAL LAND COMMISSION APPLICATION 


File: 11 ·0719·F·ALR 

Applicant: Bluebear Holdings c/o Randy & Kim Tubb 

Location: 7023 & 7025 Hwy 97 A 

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May 3, 2012 - Item F.4 




REPORT 

File No. : 3045.10.10 

TO: 

FROM: 

DATE: 

SUBJECT: 


Anthony Kittel, Regional Growth Strategy Coordinator 

March 22, 2012 



That the Electoral Area Advisory Committee consider a combination of the potential funding sources 

outlined in the staff report dated March 22, 2012 regarding Electoral Area Annexation Impact Study 

Funding Options when resourcing Phase II of the Study. 

DISCUSSION: 

The Regional District of North Okanagan selected Urban Systems to undertake Phase I of the 

Electoral Area Annexation Impact Study (,the Project') and the report was competed in January 2012. 

It was anticipated that Phase II would begin in 2012 once funding had been secured. The projected 

cost for Phase II of the Project is between $100,000 and $120,000, although the Electoral Area 

Advisory Committee can revisit the Terms of Reference to reduce the scope (and therefore the cost) 

of the Project. The Electoral Area Advisory Committee passed the following resolution on March 8, 

2012: 

''That staff review funding options for Phase" of the Electoral Area Annexation Impact Study 

and report to the Electoral Area Directors at the April 5, 2012 Electoral Area Advisory 

Committee meeting. " 

This report provides an overview of funding options and sources for consideration. 

BACKGROUND/HISTORY: 

The Regional District of North Okanagan Electoral Areas 'B' and 'C' have experienced significant 

annexation application activity over the last 20 years. Annexation activity has also occurred within 

Electoral Area 'D' over the last 20 years. Concerns have been expressed by the Electoral Area 

Directors regarding the impact that the loss of these annexed lands is having on the financial 

sustain ability of unincorporated service provision, the identify and fabric of their communities, the loss 

of productive agricultural lands, shifts in political representation and loss of control of land use 

deCisions, especially regarding suburban sprawl within fringe areas. 

The Electoral Area Advisory Committee (EAAC), on May 12, 2010, were asked to choose three 

priority 2010 planning projects. The Board of Directors, on June 2, 2010, resolved that undertaking an 

Electoral Area Annexation Impact Study to determine the impacts of incremental annexation was a 

top priority planning project for 2010. The Board of Directors, at the December 8, 2010 regular 

meeting , further resolved to direct staff to proceed with a Call for Proposals for the Regional District of 

North Okanagan Electoral Areas Annexation Impact Study. Urban Systems was selected to conduct 



May 3, 2012 - Item F.4 


Report to Electoral Area Advisory Committee - March 22, 2012 Page 2 

Phase I of the project and presented to the Electoral Area Advisory Committee on February 2, 2012 

the final Phase I report. 

Phase I: Review Existing Situation is be the foundation of the Study and will be used to refine the 

Terms of Reference and scope of work for Phase II : Cumulative Effects of Unincorporated 

Annexations and Phase III : Recommendations and Conclusions. 

ELECTORAL AREA ANNEXATION IMPACT STUDY: NEXT STEPS 

The Electoral Area Annexation Impact Study was proposed to be undertaken in three phases. The 

Phase I Final Report provides an introduction to annexation policy, procedures and issues. 

Phase II: Cumulative Effects of Annexation Activity would provide a detailed evaluation of the 

cumulative effects of annexation on unincorporated areas in the Regional District of North Okanagan. 

It is anticipated, based upon the proposals received, that Phase II will cost between $100,000 and 

$120,000. Phase II , based upon the adopted Terms of Reference, would include: 

• A more detailed evaluation of the financial, land use, service delivery and social impacts and 

outcomes of the 1993 Okanagan Landing annexation of Electoral Area "A" into the City of 

Vernon ; 

• An overall financial accounting of cumulative annexation applications over the last 10 years for 

affected Electoral Areas, focusing on the key priority boundary areas; 

• A analysis framework to identify the cumulative effects of annexation on Electoral Area priority 

boundary areas, including: 

o Economic and taxation impacts; 

o Land use impacts; 

o Service levels and infrastructure cost; 

o Social and community fabric and identity; 

o Agricultural Land Reserve loss; and 

o Governance. 

Phase III: Recommendation and Conclusions of the Study will provide recommendations and 

potentially create tools that can be used during annexation application reviews. It is anticipated that 

Phase III will be undertaken in 2013. The projection cost of Phase III is between $20,000 and 

$40,000, contingent on the results of Phase II. Phase III may include the following tasks: 

• Electoral Area governance options that may assist in mitigating the identified issues; 

• Recommendations on broad , strategic policies on the identified issues that reflect the realities 

of long-term sustainability of unincorporated rural areas; and 

• Recommendations for annexation regulatory changes to ensure a more transparent and 

equitable review of annexation applications based upon the impacts experienced by all 

affected jurisdictions. 

FUNDING OPTIONS 

Few grant funding opportunities are available for the Electoral Area Annexation Impact Study. The 

Electoral Area Advisory Committee should consider using these funding options in combination. 

1. Development Services (030) Reserves 

The Development Services (030) operating reserves are currently are sufficient to fully fund Phases II 

of the Project if the Electoral Area Advisory Committee deemed this Project a priority. Relying solely 

on this funding option will result in the depletion of the operating reserves and may preclude initiating 

any other priority planning projects that are not represented within the budget. It is recommended that 



May 3, 2012 - Item F.4 


Report to Electoral Area Advisory Committee - March 22, 2012 Page 3 

the 030 reserves are used to fund the Project, in part, if other funding options are unable to fully 

resource the Project. 

2. Restructure Planning Grant Program 

The Ministry of Community, Sport and Cultural Development, Municipal Structure Branch, can provide 

local or regional governments Restructure Planning Grants through the Restructure Assistance 

Program to assist communities wishing to study the implications of municipal incorporation or 

restructure and to undertake the associated public consultation process. The maximum grant that 

would be available for this Project would be $40,000. Based upon conversations with Ministry staff, it 

is anticipated that funds for the Restructure Assistance Program have been fully allocated until, at the 

earliest, 2013. The Project may also not fit the grant criteria due to the municipal restructure focus of 

the Program . 

3. Ministry of Community, Sport and Cultural Development 

The Electoral Area Advisory Committee could recommend that the Regional District petition the 

Minister of Community, Sport and Cultural Development directly for funding assistance for this Project, 

especially with the interest that the Phase I findings have generated within the Ministry and local and 

regional governments. The Ministry, as a partner within Phases II and III of the Project, may provide 

expertise, additional information and/or assistance with inter-jurisdictional annexation protocol 

establishment. 

4. Other Regional District Contributions 

On March 22, 2012, letters were sent to all regional districts within British Columbia requesting that 

each Electoral Area Director consider providing a $900 funding contribution for Phases II and III of the 

Project, with the rationale that the Project could provide guidance to other regional districts and the 

Ministry regarding annexation application policies, process and inter-jurisdictional protocols. With 156 

Electoral Areas in the Province, if each Electoral Area contributed $900, Phases II and III would be 

fully resourced. It is anticipated that contributions will be provided by Electoral Areas that are 

experiencing municipal boundary restructure and annexation challenges. 

SUMMARY: 

The Electoral Area Annexation Impact Study is a unique Project and does not meet the criteria of 

most planning grants that are available. Therefore external sources of funding are limited and 

therefore direct petition for funding at the regional district or provincial government level is 

recommended. 

It is recommended that Electoral Area Advisory Committee consider a combination of these potential 

funding sources when resourcing Phase II of the Project. 



May 3, 2012 - Item F.4 


Report to Electoral Area Advisory Committee - March 22, 2012 

Page 4 

Submitted by: 

Anthoni,l)iltel, Regional Growth ~ tegy Go~nator 


Endorsed by: 





May 3, 2012 - Item F.6 

Lower Shuswap Stewardship Society 

16 Ki"gfisher Road 

E"derby, Be VOE 1 V5 

March 5, 20 12 

Mr. Rob Smailes 

General Manager Planning and Building 




VIB 2K9 

Dear Mr. Smailes, 

In the fall of2009 we forwarded to you copies of our correspondence with Bob Gowe, Manager 

of the Navigable Water Protection Program of Transport Canada. 

This correspondence was regarding the proliferation of moorage buoys in the mouth of the 

Shuswap River at Mabel Lake. Below is an excerpt of one of the letters . 

..... A recent survey found 271 buoys in the river mouth area. One hundred six of these are in front of the 

cabins on the west side of Mabel Lake just south of the river mouth and presumably belong to property 

owners in that area. One hundred and sixty-five buoys are along the south-facing shore and Dolly Varden 

Beach. While some of these boats are moored by property owners, the great majority, are not associated 

with any lakeshore properties. These buoys have been placed to accommodate property owners in the 

Mabel Lake Resort, Mabel Lake Go/fCourse, Mabel Lake Air Park and condos all of which occupy the 

bench lands above and to the north of the lake. 

These buoys create an impediment to navigation. Non-motorized boats are not able to stay close to shore 

due to the density of boats moored on buoys. Canoes and kayaks must use the same channel as motorized 

craft to exit the river mouth boat launch area. Some of the buoys are very close to the public swimming 

area and the public boat launch. Buoys are in front of shoreline properties, blocking their view of the lake 

and diminishing enjoyment of their lakeshore property. 

Mabel Lake is very shallow throughout the area where most buoys are located and there is a high 

concentration of fresh-water mussels on the sand bed. The fine sand is stirred up when boats enter and 

exit their moorings and increase turbidity in the river mouth area. Thisfine sand drifts down into the 

salmon spawning beds in the Shuswap River. 

Subsequent communication with Transport Canada representatives John Mackie, Brent Magee 

and Roberta Dight resulted in a site visit June, 2011 by Roberta Dight. We received no formal 

report from either Roberta Dight or anyone from RDNO regarding the results of the site visit. It 

is our understanding from comments by Herman Halvorsen that Ms.Dight found most, if not all, 

of the buoys to be non-compliant with current Transport Canada regulations regarding small boat 

moorage. 



May 3, 2012 - Item F.6 

This problem has gotten worse since our first letters in 2009. There are now mooring buoys 

placed in swimming areas in front oflakeshore cabins. The buoys are left in place for the entire 

year, spoiling the peaceful winter scenery. There are hundreds of now empty buoys littering the 

shallow waters of the river mouth, Dolly Varden Beach and the west side. Some of these buoys 

are used for only a week or two in the entire year. On the west side of Mabel Lake many 

properties have several mooring buoys or other floating apparatus, challenging navigation along 

that shoreline. 

In conversations with Transport Canada, representative John Mackie repeatedly stated that it is 

up to municipalities to control this unwanted moorage through zoning and by-laws. Transport 

Canada can only rule on issues of safety and navigation and compliance with their statutes. 

Is Transport Canada willing to remove the buoys that are non-compliant under their regulations? 

If so, why have they not done that? If Transport Canada removes the illegal buoys, then RDNO 

will only have to regulate through zoning the ones that remain. This is especially important as 

municipal by-laws are not retroactive. 

The Lower Shuswap Stewardship Society requests: 

That the Regional District ask Transport Canada to remove all non-compliant moorage 

buoys. 

That the Regional District establish strict controls to protect environmental values by 

prohibiting buoys from sensitive areas. 

The recent Aquatic Habitat Index survey gives the Dolly Varden beach foreshore 

as well as the west side foreshore a "high" rating and the Shuswap River, 

immediately below the river mouth a rating of "very high." These values should 

be protected from degradation. 

That the Regional District prohibit buoys from all foreshore areas with the exception of 

foreshore property owners. It is our understanding that each foreshore property owner is 

currently entitled to one buoy that meets Transport Canada requirements as to placement, 

size, anchors and labelling. 

That the Regional District require all approved buoys to be registered by the boat owner 

and designated for a specific boat (to eliminate the current practise of some developers 

offering boat moorage via buoy as part of their sales approach.) 

That the Regional District limit the size of boat that may be moored on a buoy. 

There is obviously an urgent need to solve the problems created by the increased numbers of 

boat-owners in the summer resort at Mabel Lake. Removing the illegal buoys will force the 

resort owners and their guests to address tllis issue. As long as the illegal buoys are tolerated, 



May 3, 2012 - Item F.6 

there will be increasing pressures on this environmentally sensitive area. The illegal trespass 

becomes more entrenched each season. 

The Lower Shuswap Stewardship Society urges the Regional District to take action on this 

pressing issue. We look to the Regional District to take the lead in demanding that Transport 

Canada remove the illegal buoys from the river mouth area at Mabel Lake. We would appreciate 

your response indicating what steps will be taken. 

Sincerely, 

Jean Clark 

Chairperson 

Lower Shuswap Stewardship Society 

2508387299 

cc 

Roberta Dight, Transport Canada 

Jackie Pearase, RDNO Area F Representative 

jpearase@gmail.com 



May 3, 2012 - Item F.7a 




REPORT 

File No.: 5215.0 

TO: 

FROM: 


Board of Directors 

Engineering 

DATE: April 20, 2012 

Agricultural Waste Control Regulation Policy Intentions Paper 

SUBJECT: 

Consultation 

That the Report dated April 17, 2012 regarding the Agricultural Waste Control Regulation Policy 

Intentions Paper Consultation be received for information and additional input, and further 

That the attached correspondence addressed to C. Rankin & Associates be a mended 

accordingly and forwarded under the Chief Administrative Officer’s signature. 

BACKGROUND: 

In January 2012 the Ministry of Environment (MOE) issued an Intentions Paper (the Paper) to 

solicit feedback on their intentions to review and amend the Agricultural Waste Control 

Regulation (AWCR). As stated in the Paper, “The Ministry identified the AWCR as a priority for 

review to deal with impacts to the environment and human health from agricultural operations, 

maintain consistency with current provincial legislation and addr ess current and em erging 

agricultural and environmental trends and practices”. Staff received the Intentions Paper at the 

end of March with the request to provide information to the General Manager of Electoral Area 

Administration, however as solid waste management is a regional function, this report has been 

prepared for the Board of Directors as a whole. 

DISCUSSION: 

The Ministry intends to move from a regulation to a code of practice for the management of 

agricultural waste in BC, and to phase in a number of the revisions over one or more years to 

give agricultural operations sufficient notice and time to meet revised requirements. Although 

not specified in the Paper, it is assumed that the types of waste being considered include all 

fractions generated in a farming practice: liquid, solid and gas. This process is the first 

comprehensive review of agricultural practices with respect to waste management since 1992. 

Many related regulations (e.g. Open Burning Smoke Control Regulation, Organic Matter 

Recycling Regulation, Water Act, Farm Practices Protection – Right to Farm), guidelines and 

codes of practice have been implemented since, so consistency, emerging technology (e.g. 

anaerobic digestion and waste to energy), standards development and professional reliance 

need to be reviewed. 

Changing from requiring that agricultural operations utilize a code of practice (Minister's 

regulation) rather than comply with a regulation, moves from a prescriptive environment to one 

that supports sound judgment and site specific standards. A code of practice offers practical 

examples of good practice and how to assess and manage risks, and gives advice on how to 

comply with the law (regulation or act), whereas the regulation of discharge to the environment 



May 3, 2012 - Item F.7a 

makes everyone comply with the same set standard (e.g. setbacks to water courses) without 

considering site specific differences and risks. 

The attached draft response letter outlines the issues we would like to see considered when the 

Ministry makes the revisions described in the Paper, from both a domestic water supply 

protection position and a solid waste management perspective. The individual sections of the 

Paper that are not addressed in the letter were deemed to require no comment or response at 

this time. The Paper is provided for reference as Attachment B. 

It is intended that any further comments generated through referral and discussion of this report 

will be added to the draft response letter and then submitted to the Ministry on time to meet their 

deadline of May 31, 2012. 

Submitted by: 

Nicole Kohnert, P.Eng. 

Manager of Regional Engineering Services 

Renee Clark 

Water Quality Manager 

Reviewed and endorsed by: 

Approved for inclusion: 

Dale McTaggart, P.Eng. 

General Manager Engineering 

Trafford Hall 

Administrator 



May 3, 2012 - Item F.7b 

Review of the Agricultural Waste Control Regulation 

Policy Intentions Paper for Consultation 

Table of Contents 

1. Introduction .................................................. 1 

2. Ministry and Government Goals ................. 2 

3. Objectives for Proposed Revisions ............ 2 

3.1 Objectives .................................................... 2 

3.2 Concerns addressed ................................... 2 

4. Background .................................................. 2 

4.1 Environmental issues associated with 

the management of agricultural wastes ...... 2 

4.2 Regulation of agricultural wastes in 

other jurisdictions ........................................ 5 

5. Proposed Revisions .................................... 5 

5.1 Revised definitions ...................................... 5 

5.2 On-farm transport of agricultural wastes 

and by-products ........................................... 5 

5.3 Storage of agricultural wastes and 

by-products .................................................. 6 

5.4 Storage and use of wood waste .................. 7 

5.5 Composting agricultural waste .................... 8 

5.6 On-farm disposal of mortalities and poultry 

& slaughter (slaughter) wastes.................... 8 

5.7 Access to water in feeding areas ................ 9 

5.8 Land application of agricultural wastes 

and by-products ........................................... 9 

5.9 Nutrient management planning ................. 10 

5.10 Monitoring and testing ............................... 12 

5.11 Record keeping ......................................... 12 

5.12 Additional considerations .......................... 12 

5.13 Phase-in schedule for implementing 

the revised regulation ................................ 12 

6. Development of Guidelines and Use of 

Best Management Practices (BMPs) ....... 14 

7. Consultation With First Nations ................ 15 

8. Awareness, Compliance and 

Enforcement .............................................. 15 

9. Providing Comment on the Proposed 

Intentions .................................................. 15 

1. Introduction 

The Ministry of Environment (the ministry) is reviewing 

the Agricultural Waste Control Regulation (AWCR) with 

the intention of revising the regulation. The AWCR 

describes environmentally sound practices for using, 

storing and managing wastes, such as manure, byproducts 

(including composted materials) and other 

materials used in agriculture (such as wood waste). 

The AWCR came into force in 1992 under the Waste 

Management Act (WMA). In 2004, the WMA was 

replaced by the Environmental Management Act (EMA) 

and the Waste Discharge Regulation, and minor amendments 

were made to the AWCR. The regulation was further 

amended in 2008 to establish consistent rules and 

emission standards for biomass (wood-fired) and other 

fuels for boilers used in agriculture. The current process 

is the first comprehensive review of the AWCR since it 

was enacted in 1992. 

The ministry identified the AWCR as a priority for 

review to deal with impacts to the environment and 

human health from agricultural operations, maintain 

consistency with current provincial legislation (the 

Environmental Management Act, Waste Discharge 

Regulation, associated codes of practice and regulations), 

and address current and emerging agricultural and 

environmental trends and practices. As part of this 

review, the ministry intends to shift to regulating 

discharges from agricultural operations by a code of 

practice (minister’s regulation). 

The purpose of this intentions paper is to describe the 

ministry’s proposed revisions for discussion and consultation, 

and to seek responses and comments from stakeholders 

and the public on the ministry’s intentions. 

The intentions paper and response form for providing 

comments to the ministry, as well as further information 

and links to related legislation, are posted on the ministry’s 

consultation and the AWCR webpages. 

INTENTIONS PAPER – January 2012 Page 1 Ministry of Environment 




2. Ministry and Government Goals 

The Ministry of Environment provides leadership in 

environmental management through legislation and 

programs, compliance activities and shared stewardship 

initiatives. The ministry’s mandate is to protect human 

health and safety, and restore and maintain the diversity 

of native species, ecosystems and habitats. 

The ministry’s core business areas include environmental 

protection, stewardship and compliance, in 

support of the Government’s goals of: (1) clean and safe 

water, land and air; and (2) healthy and diverse native 

species and ecosystems. 

3. Objectives for Proposed Revisions 

3.1 Objectives 

The ministry is proposing revisions to the Agricultural 

Waste Control Regulation for regulating discharges to the 

environment from agricultural operations with the objectives 

of: 

 

 

 

 

Establishing consistent standards and requirements 

for the management of nutrients, wastes and by-products 

at agricultural operations in a manner that protects 

the environment and human health. 

Providing clear regulatory direction, appropriate to 

degree of risk of impact to the environment. 

Reducing and removing wastes and toxins from the 

environment. 

Focusing on desired environmental conditions rather 

than prescribed agricultural practices where appropriate, 

and supporting the use of sound judgment in 

managing agricultural operations (e.g., through use of 

best management practices). 

Where appropriate, incorporating current and 

emerging trends and technologies related to the 

management of nutrients, wastes and by-products on 

agricultural operations. 

 

 

Over-application of nutrients that can move to ground 

and surface waters. 

Erosion and transport of material (including agricultural 

wastes and soil) to surface waters. 

To address these concerns, the ministry is proposing revisions 

in the following areas. Specific proposed revisions 

for each area are discussed in the sections following. 

 

 

 

 

 

 

 

 

 

 

 

 

On-farm transport of agricultural wastes and byproducts. 

Storage of agricultural wastes and by-products. 

Storage and use of woodwaste. 

Composting of agricultural wastes. 

On-farm disposal of mortalities. 

Land application of agricultural wastes and by-products. 

Nutrient management planning. 

Emissions. 

Emerging technologies and sector-specific requirements. 

Phase-in schedule. 

Guidelines and best management practices. 

Awareness, compliance and enforcement. 

4. Background 


May 3, 2012 - Item F.7b 

4.1 Environmental issues associated with the 

management of agricultural wastes 

Impacts to human health and the environment associated 

with the management of agricultural wastes primarily 

involve release or emission of nutrients, such as nitrogen 

(N), phosphorus (P) and potassium (K), bacteria or contaminants 

into watercourses, groundwater or the air. 

Nutrients are required for optimal growth of plants 

however, excessive nitrates, phosphates and bacteria or 

other contaminants in water resources can impact fish, 

wildlife and water quality. 

3.2 Concerns addressed 

Specific concerns of the ministry regarding agricultural 

practices that have the potential to significantly impact 

the environment include: 

 

The creation and movement of leachate to ground and 

surface waters. 

The primary environmental issues of concern to the 

ministry are surface water quality, ground water quality, 

cumulative effects, and air quality. 




May 3, 2012 - Item F.7b 



A. Surface water quality 

When managed properly, agricultural wastes can be beneficially 

used as fertilizers or soil conditioners – providing 

nutrients that can be utilized by plants or improve soil 

quality. Problems can arise however, when runoff and 

erosion from improperly spread or stored materials transport 

excess nutrients and/or bacteria into surface waters. 

Phosphorus and nitrogen in runoff can result in excess 

nutrients in, or eutrophication of, water bodies. Eutrophication 

can lead to rapid, excessive algal growth and 

decay, which reduces oxygen levels in the water, 

suffocating fish and other aquatic animal life. 

Water quality monitoring data for British Columbia indicate 

that some creeks flowing through agricultural areas 

have nitrate, phosphorus and bacteria concentrations that 

are at or over acceptable levels for drinking water and 

aquatic life. 

B. Groundwater quality 

Groundwater quality is impacted when the nutrients in 

manure or composted materials are applied to fields in 

excess of crop requirements, or when fields are supplemented 

with commercial fertilizers without adequate consideration 

of crop nutrient needs and soil capacity. This 

can lead to excess nutrients (primarily nitrates) in the soil, 

which leach down into the groundwater with rain or 

irrigation. Leaching into groundwater can also result from 

improperly stored manures or compost. This is of 

particular concern in areas of high precipitation, and over 

unconfined aquifers. As well, the potential release of 

pathogenic bacteria, viruses, and parasites into the 

environment, particularly drinking water supplies, is a 

significant health concern. 

C. Cumulative effects 

Over time, small quantities of nutrients that have run off 

into drainage ditches, creeks or streams, or leached into 

ground below the root zone, accumulate in the receiving 

environment, and can cause problems equal to or greater 

than nutrient loading from a single site. 

For example, long-term Ministry of Environment monitoring 

of British Columbia creeks over the past three 

decades indicates that nitrate levels have been steadily 

increasing in many watercourses, resulting in what 

appears to be a chronic water quality issue. 

D. Air quality issues 

Historically, environmental concerns and regulation of 

agricultural wastes have focused on water quality. However, 

air quality issues associated in particular with livestock 

and poultry operations have become an increasing 

public concern in recent decades. Air emissions attributed 

to animal agriculture consist of odourous and gaseous 

compounds, as well as greenhouse gas emissions and 

particulate matter related to manure and animal management. 

These are of concern when they reach high levels 

that impact respiratory health. 

E. Examples from environmental monitoring 

A Ministry of Environment water quality monitoring program 

in the Coldstream watershed in the North Okanagan 

provides an example for surface water quality concerns 

(see Figure 1). Coldstream Creek originates in the 

mountains of Silver Star Provincial Park and flows south 

through Noble Canyon and then west through the valley 

bottom where it drains into the north end of Kalamalka 

Lake. It is the main tributary to Kalamalka Lake, 

supplying 80% of the flow and is used as a source of 

drinking and irrigation water, for recreational activities, 

and provides habitat for a variety of aquatic life. 

Nitrate levels at the upstream monitoring site in Noble 

Canyon, above the influence of agriculture and settlement 

activities were very low. For the sites below the canyon, 

nitrate levels were substantially higher at the sampling 

sites along the valley bottom through the agricultural area 

to the mouth, with many near or above the B.C. Water 

Quality Guidelines for aquatic life (3.0 mg nitrate/L). In 

early March, nitrate levels at one site spiked over the B.C. 

Drinking Water Quality Guidelines (10 mg nitrate/L). 

Bacteria levels (not shown) also tended to increase 

downstream of the canyon and confirmed monitoring data 

from numerous other studies that indicate a chronic issue 

with high coliform bacteria in Coldstream Creek. 





Figure 2 shows an 

example of nitrate 

levels measured in 

groundwater samples 

from the Osoyoos 

Aquifer over a ten 

year period. The 

sampling sites are 

located to the east of 

Osoyoos Lake in an 

agricultural area. 

Results of ten monitoring 

sites were 

grouped and averaged 

for sites located 

in close proximity to 

each other to clarify 

presentation of data. 


May 3, 2012 - Item F.7b 

Nitrate levels over 

the ten-year period Source: Coldstream Creek Water Quality Monitoring: 2008-2009 Final Report – July 06, 2009 

were consistently Ministry of Environment, Environmental Protection Division, Penticton 

above BC Water 

Quality Guidelines for aquatic life (3.0 mg nitrate/L). The most recent nitrate levels are of particular concern, with 

recorded levels in 2009 and 2010 near or above the BC Drinking Water Quality Guideline of 10 mg nitrate/L. 

Source: Environment Canada – Osoyoos Aquifer groundwater monitoring data – 2000 to 2010 





4.2 Regulation of agricultural wastes in other 

jurisdictions 

The ministry commissioned a jurisdictional scan of agricultural 

waste regulations and guidelines in early 2010 as 

part of the review process. The scan included Canadian 

jurisdictions, US states and European Union countries. 

Topics addressed in the review included nutrient management 

regulations, manure storage and application requirements, 

regulation of on-farm disposal of mortalities, 

control of odour and air emissions and regulation of 

emerging technologies and practices (such as anaerobic 

digestion). 

The review found that although the strategies adopted by 

other jurisdictions vary widely, the issues being addressed 

are very similar and the goal is the same – to maintain or 

improve environmental quality, with an emphasis on 

surface and ground water quality. All jurisdictions surveyed 

regulate the application of nutrients to agricultural 

land, based on nitrogen, phosphorous or both. Application 

limits are based on maximum soil, crop or water nutrient 

levels, through the use of standards written into legislation, 

or through the use of qualified professionals and best 

management practices. Manure application setbacks from 

watercourses and neighbours are written into legislation 

in almost all jurisdictions surveyed. 

Other findings of the review included: 

 

 

 

 

All jurisdictions have introduced new regulations for 

manure storage. 

Burial continues to be the standard on-farm disposal 

option in many jurisdictions with siting restrictions, 

volume limits and other requirements. However, some 

have banned on-farm burial. On-farm composting is 

becoming more common due to concerns about 

groundwater impacts from burial sites. 

Several jurisdictions are regulating odours with varying 

strategies. Alberta producers are required to use 

odour assessments to determine the required setback 

of a new barn or manure storage from the property 

boundary. 

Several jurisdictions have implemented regulations 

for the operation of on-farm anaerobic digesters and 

have introduced regulations requiring the digestate to 

be land-applied as a nutrient source. 

5. Proposed Revisions 

The ministry’s intentions for revising the AWCR are 

described in this section of the intentions paper. The 

ministry is also proposing to phase-in a number of the 

proposed revisions over a period of one or more years – 

to provide agricultural operators with notice and sufficient 

time to meet requirements of the revised regulation. 

Proposed phase-in timing for specific requirements is 

described under relevant sections below and summarized 

in section 5.13. 

5.1 Revised definitions 

The ministry intends to update definitions in the revised 

regulation to ensure that they are consistent with ministry 

policy intentions, current practices and other legislation 

and regulations. 

A. Agricultural operations 

The definition of an agricultural operation will be revised 

to be consistent with the updated definition under the 

Waste Discharge Regulation. 

B. Agricultural wastes 

The ministry intends to clarify that the definition of 

agricultural waste includes all wastes produced by 

agricultural operations defined in the regulation. 

C. Agricultural by-products 


May 3, 2012 - Item F.7b 

The ministry is proposing to include by-products in the 

revised regulation, such as composted materials, digestate 

from anaerobic digestion, or other materials from 

treatment processes. 

Other terms and proposed changes to existing definitions 

are discussed as they relate to the specific sections in this 

paper. 

5.2 On-farm transport of agricultural wastes 

and by-products 

The ministry is considering including requirements for 

proper containment of agricultural wastes or by-products 

when being moved on-site (by truck, trailer, tanker or in 

pipes) or from site-to-site to ensure that no spills or leakage 

will result in runoff into watercourses, or off the 

property. 




May 3, 2012 - Item F.7b 



5.3 Storage of agricultural wastes and byproducts 

A. Storage facility requirements 

The ministry intends to protect surface water and 

groundwater by addressing leachate generation and runoff 

from the storage of agricultural wastes and by-products. 

The ministry is proposing the following revisions related 

to storage facility requirements: 

 

 

 

Expanding the definition of a storage facility to 

include above ground storage (purpose-built 

structures), areas under elevated pens (such as pens of 

fur-bearing animals), confined livestock areas, and 

below ground storage (such as earthen manure pits 

and storage lagoons). 

Repealing the grandfathering clauses in the AWCR 

that required a plan for storage facilities that existed 

prior to April 1, 1992. 

Adding a requirement for agricultural wastes and byproducts 

to be stored in a manner to: 

• prevent entry of precipitation, that can generate 

leachate, or fill the storage facility beyond 

capacity, i.e., covered; 

• contain leachate so it doesn’t run off into watercourses, 

i.e., bermed; 

• prevent escape of agricultural waste or byproducts, 

i.e., covered or bermed; 

• divert clean runoff water, i.e., bermed; 

• prevent leaching into groundwater, i.e., on an 

impermeable surface; and 

• prevent access by, and attraction of, wildlife, 

domestic animals, birds and associated vectors. 

Establishing minimum setback distances to at least 30 

metres from any watercourse, any source of potable 

water or irrigation well, and from property lines or 

boundaries. 

 

For agricultural operations over a certain size or 

intensity threshold (e.g., over 400 animal units per 

hectare, or with over 30 tonnes per year of 

agricultural waste), storage facilities would be 

required to have a qualified professional to design 

and supervise, or sign-off on the building and 

construction of a storage facility. 

One concern that needs to be addressed is when a storage 

facility (e.g., manure pit, lagoon) is full at an unsuitable 

time for beneficial land application. The ministry is 

proposing the following requirements: 

 

 

 

Minimum one year’s storage for agricultural waste; 

The storage facility must be regularly maintained; and 

A storage facility should have sufficient capacity to: 

• contain the amount of waste produced until such 

time as the waste can be applied as a fertilizer or 

soil conditioner, and 

• prevent overflow from the facility, or the need to 

apply under inappropriate conditions, such as 

snow covered, frozen or saturated fields. 

The ministry is proposing that storage facilities be 

monitored and tested to ensure that there is no leakage. 

New storage facilities would have to meet requirements 

for cover (roof), walls and impermeable floor, and 30 

metre setback distance from watercourses, as of the date 

of enactment of the revised regulation. Proposed phase-in 

dates for existing facilities are listed in Table 1 below. 

Table 1. Proposed phase-in dates – existing storage 

facilities 

Proposed Requirement – 

Existing Storage Facilities 

Minimum one year’s storage 

Must be covered, bermed 

Must have impermeable floor surface 

Integrity testing 

Lagoons must be lined 

30 metre setback distance from 

watercourses and potable water sources 

Waste from animals on fur farms 

(under pen storage) must meet same 

requirements as storage facilities 


New Storage Facilities 

Covered, bermed, impermeable floor 

30 metre setback distance from 


Qualified professional designed facility 

Phase-in Date 

(period of time from date 

revised regulation is enacted 

that requirement is effective) 

3 years 

1 year 

3 years 

3 years 

5 years 

5 to 7 years 

3 to 5 years 

Date revised regulation is 

enacted 


enacted 


enacted 




May 3, 2012 - Item F.7b 



B. Field storage 

The ministry is considering revising requirements for 

field storage of solid agricultural wastes and by-products. 

The ministry considers “short term field storage” to be 

storage of solid agricultural waste or by-products stored 

on a field (i.e., not within a storage facility) and used 

within two weeks of placement. 

For short term field storage, the ministry is proposing that 

solid agricultural wastes and by-products be stored in a 

manner that: 

 

 

 

 

 

Prevents entry of precipitation, i.e., covered; 

Contains leachate and diverts clean water runoff from 

the pile, i.e., bermed; 

Prevents the escape of solid agricultural wastes and 

by-products, i.e., covered or bermed; 

If stored over an unconfined aquifer, is stored to 

prevent leaching into groundwater, i.e., impermeable 

surface; and 

Has a minimum setback of 30 metres from any watercourse, 

any source of potable water or irrigation well. 

The ministry is proposing to repeal the provision for long 

term field storage of up to nine months. Instead, solid 

agricultural wastes and by-products stored in the field for 

longer than two weeks would be required to meet the 

storage facility requirements. Proposed phase-in dates for 

field storage are listed in Table 2 following. 

Table 2. Proposed phase-in dates – field storage 

requirements 


Field Storage 

Short term storage – covered and 

bermed 

Stored for longer than two weeks – 

must meet storage facility 

requirements 

Stored over unconfined aquifer – 

must be on impermeable surface, 

covered and bermed 

C. “Rainy season” field storage 

Phase-in Date 





enacted 

3 to 5 years 


enacted 

The ministry is proposing to repeal the October 1 st to 

April 1 st “rainy season” requirement and to require that all 

materials be stored in a manner that prevents leachate 

generation, runoff and erosion at all times of the year. 

5.4 Storage and use of wood waste 

Storage and use of wood waste (defined as hog fuel, mill 

ends, wood chips, bark and sawdust) are currently 

addressed in the AWCR. Specific agronomic uses are 

listed, although there is no maximum quantity set for the 

use of wood waste on land. 

Primary environmental concerns related to handling and 

uses of wood waste are direct deposit into watercourses, 

improper storage, excess applications and the formation 

of wood waste leachate that could enter surface water and 

groundwater. Wood waste may also contain antisapstain 

chemicals, wood preservatives or fire retardant chemicals 

that could be detrimental to the environment. The ministry 

is considering strengthening the conditions governing 

the management of wood waste. 

A. Wood waste storage 

The ministry is proposing that wood waste be stored in a 

manner that: 

 

 

 

 

 

Prevents entry of precipitation; 

Contains leachate so it doesn’t run off into watercourses; 

Prevents the escape of particulate matter or solid 

matter; 

Diverts clean runoff water from the pile; and 

Prevents leaching into soil and groundwater. 

Storage and use of wood waste in high risk areas (see 

section 5.9) would follow same requirements for 

agricultural waste and by-products in high risk areas. 

Proposed minimum setbacks for wood waste storage are 

30 metres from any watercourse, any source of potable 

water or irrigation well, and property boundaries. 

The ministry is intending that these provisions (for storage 

of wood waste) come into force on enactment of the 

revised regulation. 

B. Wood waste use 

It is proposed that wood waste not be used within 30 

metres of any source of potable water or irrigation well, 

that wood waste be applied to a maximum depth of 15 cm 




May 3, 2012 - Item F.7b 



per year in outdoor areas, and that any leachate be 

contained so it doesn’t run off into watercourses, any 

source of potable water or irrigation well, or beyond 

property boundaries. 

5.5 Composting agricultural waste 

The ministry intends to revise provisions addressing the 

composting of agricultural wastes to maintain consistency 

with other regulations, to ensure composted materials are 

fully degraded and to protect the environment and human 

health. 

The ministry is proposing the following requirements for 

composting and curing of agricultural wastes: 

 

 

 

The same proposed siting and setback requirements 

as for the agricultural waste storage facilities. 

Minimum standards for treating agricultural wastes to 

ensure they are fully degraded (e.g., minimum 

temperature and retention times for composting of 40 

degrees C or higher – maintained for five days, and 

curing duration of at least 21 days). 

Testing of finished composted material (after curing) 

for nutrient levels (e.g., N, P, K) for quantities over 

five m3 of composted material produced for nutrient 

management planning. 

The ministry is proposing to repeal section 16 of the current 

AWCR and to include the requirements for 

composting mushroom medium under the proposed 

composting section of the revised regulation. 

The ministry is intending that these provisions (for composting 

and curing sites) come into force on the date the 

revised regulation is enacted. 

5.6 On-farm disposal of mortalities and 

slaughter & poultry processing (slaughter) 

wastes 

A. Slaughter wastes 

Discharge of wastes from slaughter and poultry 

processing facilities is covered under the Code of Practice 

for the Slaughter and Poultry Processing Industries 

(Slaughter) Code. However, slaughter facilities on agricultural 

operations producing less than five tonnes of red 

meat and less than 1.5 tonnes poultry meat are exempt 

from registering under the Slaughter Code and are 

therefore regulated under the AWCR. 

The ministry is proposing to include these small 

quantities of exempt slaughter wastes under disposal of 

mortalities. The ministry proposes setting the same 

requirements for on-farm disposal as those set out in the 

Slaughter Code for composting, burial and incineration. 

As well, slaughter wastes would be required to be 

contained prior to disposal, to ensure there is no leakage. 

B. Composting mortalities and slaughter wastes 

Parameters such as time and temperature requirements for 

complete degradation by composting may differ between 

source materials. The ministry is considering establishing 

specific provisions for the on-farm composting of mortalities 

and slaughter wastes as distinct from composting 

agricultural wastes (e.g., manure, vegetative waste) to 

ensure these materials are fully degraded. The ministry is 

proposing to adopt the same composting requirements as 

under the Slaughter Code. See the FactSheet – 

composting solid or semi-solid wastes for further 

information. 

C. Burial of mortalities and slaughter wastes 

The ministry is proposing to update burial standards to be 

consistent with landfilling requirements in the Slaughter 

Code. These include: siting and setback restrictions; and 

preventing runoff, leaching to groundwater and access by 

wildlife and other vectors. See the FactSheet – landfilling 

solid or semi-solid wastes for further information. 

In addition, the ministry is considering setting limits for a 

maximum number of animals per burial pit or trench 

(e.g., two cows), or a maximum size of the burial pit or 

trench. 

D. Incineration of mortalities and slaughter wastes 

The ministry is proposing to revise the standards for incineration 

of mortalities to be consistent with requirements 

in the Code of Practice for the Slaughter and Poultry 

Processing Industries – for siting, setbacks and operation. 

See FactSheet – incineration of solid or semi-solid 

wastes for further specific information. 




May 3, 2012 - Item F.7b 



Table 3. Proposed phase-in dates – on-farm disposal of 

mortalities and slaughter wastes requirements 

 

Does not have direct access to watercourses in high 

risk areas (see section 5.9 Table 6). 

Burial 


Disposal of Mortalities and 

Slaughter Wastes 

4 meters above seasonal high water 

table and 50 meters from property line 

Phase-in Date 





enacted 

100 metre setbacks from watercourses Date revised regulation is 

enacted 

300 metres from potable water sources, 

residences, business, school, hospital, 

etc. 

Covered, prevent access, control fugitive 

dust and odours 

Incineration 


enacted 


enacted 

500 metres from residences Date revised regulation is 

enacted 

1,000 metres from business, school, 

hospital 

Meet emission limits, control fugitive 

dust and odours 

Composting mortalities 

Covered and bermed 

Setbacks – 30 metres from 


Impermeable surface 

5.7 Access to water in feeding areas 


enacted 


enacted 


enacted 


enacted 


enacted 

The ministry is proposing revisions to the regulation that 

will define livestock grazing and seasonal feeding areas 

and confined livestock areas, and will set requirements 

for access to watercourses. 

A. Livestock grazing areas/seasonal feeding areas 

The ministry is proposing that grazing areas and seasonal 

feeding areas for livestock, poultry and farmed game be 

operated in a manner that: 

 

Does not allow runoff or erosion of agricultural 

wastes, leachate or soil into watercourses; and 

B. Confined livestock areas 

The ministry is proposing to include confined livestock 

areas within the definition of a “storage facility”. These 

confined livestock areas would then be subject to the 

proposed storage facility requirements described in 

section 5.3. 

Agriculture operators would be required to ensure that 

there is no direct access to watercourses from confined 

livestock areas. 

In the situation of holding areas on rangeland where 

livestock are held no longer than 72 hours and the 

watercourse is not a source of potable water – agricultural 

operations would be required to operate in a manner that: 

 

 

 

 

Contains leachate; 

Diverts clean runoff water from the confined area; 

Does not allow runoff or erosion of agricultural 

wastes, leachate or soil into watercourses; and 

Prevents leaching into groundwater. 

Table 4. Proposed phase-in dates – access to water in 

feeding areas requirements 


Access to Water in Feeding Areas 

No runoff, erosion or leachate into 

water-courses in seasonal feeding or 

grazing areas 

High risk seasonal areas and grazing 

areas (Lower Mainland) – no direct 

access to a watercourse 

High risk seasonal feeding areas and 

grazing areas (Interior) – no direct 

access to a watercourse 

Confined year-round areas – no 

direct access to a watercourse 

Phase-in Date 





enacted 

3 years 

7 years 

3 years 

5.8 Land application of agricultural wastes and 

by-products 

The ministry’s intention is to provide clear and consistent 

guidance for “general requirements” involving land 




May 3, 2012 - Item F.7b 



application of agricultural wastes and by-products while 

encouraging good judgment (e.g., effective nutrient management 

planning). 

The ministry is proposing to define fertilizer and soil 

conditioner to be consistent with other regulations (such 

as the Organic Matter Recycling Regulation). 

The following general requirements and revisions to the 

regulation governing all land applications of agricultural 

waste and by-products are proposed: 

 

 

 

 

No direct discharge to surface water or groundwater. 

No land applications beyond the farm’s property 

boundary or in a manner that allows runoff beyond 

the farm’s property boundary. This could include the 

need for buffers or setbacks from the property 

boundary. 

Land application of nutrients from all sources must 

consider crop requirements, and be applied only as a 

fertilizer or a soil conditioner. 

Land application would not be allowed during certain 

times and conditions – i.e., on snow covered or frozen 

ground, in areas with standing water or saturated 

soils, in windy conditions, or at rates of application 

that exceed the amount of nutrients required for crop 

growth. 

Some jurisdictions prohibit manure applications on crops 

grown for human consumption due to food contamination 

issues. The ministry is considering a requirement that 

manure not be applied on crops grown for human 

consumption within 90 days prior to harvest. Comments 

are being sought on other options to address this concern. 

Table 5. Proposed phase-in dates – agricultural waste 

(manure) application practices requirements 


Agricultural Waste (Manure) 

Application Practices 

Prohibited application times and 

weather conditions 

No application on human food crops 

within 90 days of harvest 

Phase-in Date 

(period of time from date revised 

regulation is enacted that 

requirement is effective) 

3 years 

5.9 Nutrient management planning 


enacted 

The ministry intends to implement nutrient management 

planning for agricultural operations as a tool to reduce 

risk of harm to the environment, and as a component of 

good farm management. 

The ministry is proposing that all agricultural operations 

who are land applying agricultural wastes, by-products or 

other nutrient sources, be required to undertake nutrient 

management planning to ensure that the land application 

of nutrients from all sources (manure, composted materials, 

and fertilizers) do not exceed the crop requirements. 

A. Risk-based approach 

Comments received during the scoping phase indicate 

there is a need to identify high risk areas based on climate 

and environmental concerns, and that more specific requirements 

need to be put in place to protect these areas. 

The ministry is proposing a risk-based approach, whereby 

nutrient management planning, monitoring and testing 

and specific land application requirements would be 

based on potential impact or risk to the environment and 

human health. Land application in high risk areas, such as 

in high rainfall areas of the province or over unconfined 

aquifers, would constitute a higher risk for impact to the 

environment. 


Agricultural Waste (Manure) 

Application Practices 

No direct discharge to surface 

water or groundwater and no 

applications beyond property 

boundary 

Land application only as a fertilizer 

or soil conditioner with 

consideration of crop requirements 

and all nutrient sources 

Phase-in Date 

(period of time from date revised 

regulation is enacted that 



enacted 


enacted 

The ministry has reviewed environmental monitoring data 

and enforcement reviews, as well as agricultural nutrient 

management planning guidance documents (see, for example, 

the Canada-BC Environmental Farm Planning 

program) to identify factors and potential criteria for 

establishing risk categories for nutrient management 

planning requirements. The ministry is seeking comments 

regarding the applicability and practicality of the factors 

and potential criteria outlined in Table 6. 





Table 6. Proposed factors and criteria for determining high risk areas for land application 


May 3, 2012 - Item F.7b 

Factor 

Criteria 

Geography /Climate High precipitation regions – 600 mm/yr or greater 

 

 

 

 

Areas over unconfined aquifers, or with high water tables 

Areas with certain soil textures, e.g., coarse/gravelly or sandy soils 

Areas with identified high levels of contaminants 

Areas with ecosystems or species at risk (e.g., red-listed and/or blue-listed species)1 

Size/Intensity Confined livestock operations over a certain size (e.g., 400 animal units per hectare) – including all species of 

livestock and exotics 

 

Agricultural operations that produce or store over a certain quantity (e.g., over 30 tonnes per year) of agricultural 

wastes or by-products 

Note 1: See Ecosystems and Species at Risk in B.C.: http://www.env.gov.bc.ca/wld/serisk.htm 

B. Nutrient application assessment 

The ministry is proposing a risk-based approach for 

determining nutrient management planning and 

application requirements. Agricultural operations that 

land apply agricultural wastes or by-products would 

complete a “nutrient application assessment” screening 

tool to assess whether a more comprehensive Nutrient 

Management Plan (NMP) is required. The screening tool 

is being developed jointly by the Ministry of Agriculture 

and Ministry of Environment, and would assess whether 

there is an excess of nitrogen and phosphorus in the 

materials to be land applied for the amount of land 

available and the crop’s nutrient requirements. 

If the screening tool indicates that a NMP is not required, 

this indicates there is a low risk for over-application of 

nutrients, and those agricultural operations would not be 

required to prepare a NMP but would follow the 

recommended application rate outlined in the nutrient 

application assessment screening tool. Minimal records 

proposed to be kept would be actual application volumes 

and rates, dates of applications, area of land applied on 

and crops grown. 

Agricultural operations in areas identified as “high risk” 

(see Table 6) would not complete the nutrient application 

assessment screening tool; they would be required to 

prepare and follow a nutrient management plan. 

The ministry recognizes the need for flexibility in nutrient 

management planning. Although agriculture operations in 

high risk areas would be required to follow the prepared 

plan, operators would have options for preparing a NMP: 

 

 

 

 

Using a sector-specific (e.g., dairy, orchard, field 

crops) standardized plan; 

Following guidelines and documents developed by 

the Ministry of Agriculture; 

Applying for an Environmental Farm Plan under the 

Environmental Farm Planning (EFP) Program; or 

Having a qualified professional prepare the plan. 

The ministry is also seeking comments on the effectiveness 

of requiring certified custom applicators for 

specified situations, and suggestions regarding an 

appropriate certification process. 

If the screening tool indicates that a NMP is required, 

those agricultural operations would be required to prepare 

and follow a nutrient management plan. 




May 3, 2012 - Item F.7b 



Table 7. Proposed phase-in dates – nutrient 

management planning requirements 


Nutrient Management Planning 

Nutrient management planning 

required 

Nutrient application assessment 

completed 

Nutrient Management Plan completed 

5.10 Monitoring and testing 

Phase-in Date 





enacted 

6 months 

1 – 2 years 

An understanding of soil and nutrient conditions, 

monitored on a regular basis, is a central element of 

nutrient management planning. The ministry recognizes 

that many agricultural operations have established 

monitoring and testing programs and does not wish to 

impose undue regulatory requirements in situations that 

do not pose significant potential risk. 

The ministry is proposing the following monitoring and 

testing requirements as part of effective nutrient 

management planning: 

 

 

 

Agricultural operations in low risk areas would be 

required to undertake a baseline soils test prior to first 

land application and every three years thereafter. 

When a Nutrient Management Plan is indicated, an 

agricultural operation would be required to undertake 

a baseline soils test before the first land application of 

nutrients, followed by a soils test one year after initial 

application and at least once every three years 

subsequently. As well, depending on the quantity 

involved, the material being land applied would be 

required to be tested. 

Agricultural operations in high risk areas would be 

required to undertake a baseline soils test and testing 

of the material being land applied for pathogens and 

nutrients, a soils test in the first fall after application 

of nutrients, and in the spring and the fall of every 

year thereafter. 

5.11 Record keeping 

The ministry is proposing that all agricultural operations 

maintain any records required under the regulation for a 

period of at least ten years. This would include completed 

nutrient application assessments (for applicable operations) 

and (for applicable operations) prepared nutrient 

management plans, nutrient test results of agricultural wastes 

and by-products, and soil test results. Any required records 

would have to be made available for review by a ministry 

official, immediately on request. 

5.12 Additional considerations 

A. Emerging technologies and waste treatment 

options 

The current AWCR does not specifically address 

emerging technologies for treatment options (such as 

anaerobic digestion, or alkaline hydrolysis). The ministry 

is considering whether the revised regulation should 

address discharges from emerging practices and include 

specific provisions addressing new treatment options. 

B. Sector specific requirements 

The ministry is seeking comments on whether provisions 

are needed to address environmental impacts associated 

with sector-specific agricultural wastes such as effluent 

from greenhouses, food processing wash water or spent 

growing media. 

C. Regulating under a Code of Practice 

Under Section 22 of the Environmental Management Act 

and Schedule 2 of the Waste Discharge Regulation, 

agricultural operations are prescribed as acceptable for 

regulation under a code of practice. 

The ministry is proposing that the current Agricultural 

Waste Control Regulation be repealed and a code of 

practice (as a Minister’s regulation) be enacted to provide 

a consistent and updated regulatory underpinning for the 

regulation of agricultural operations. 

5.13 Phase-in schedule for implementing the 

revised regulation 

It is recognized that agricultural operations will need time 

to adapt to new or different ways to manage their wastes 

and to be able to meet the revised requirements. The 

ministry is proposing a phase-in schedule (see Table 8) to 

allow agricultural operations sufficient time to comply 

with the revised regulation. The ministry is seeking 

comments regarding how specific provisions could be 

adopted – as well as suggestions regarding a reasonable 

phase-in schedule. 




May 3, 2012 - Item F.7b 



Table 8. 

Summary of proposed phase-in dates for implementation of requirements 

Existing Storage Facilities 

Minimum one year’s storage 

Must be covered, bermed 

Must have impermeable floor surface 

Integrity testing 

Lagoons must be lined 

Proposed Requirement 

3 years 

1 year 

3 years 

3 years 

5 years 

30 metre setback distance from watercourses and potable water sources 5 to 7 years 

Waste from animals on fur farms (under pen storage) must meet same 

requirements as storage facilities 

New Storage Facilities 

Covered, bermed impermeable floor required 

Phase-in Date 

(period of time from date revised regulation is enacted that 


3 to 5 years 

Date revised regulation is enacted 

30 metre setback distance from watercourses and potable water sources Date revised regulation is enacted 

Qualified professional designed facility 

Field Storage 

Short term storage - covered and bermed 

Stored for longer than two weeks – must meet storage facility requirements 

Stored over unconfined aquifer – must be on impermeable surface, covered 

and bermed 

Composting and Curing Sites 

Covered, bermed, impermeable surface 



3 to 5 years 



30 metre setback from watercourses and potable water sources Date revised regulation is enacted 

Meet minimum temperature and retention times 

No direct discharge, prevent access by vectors 

Wood Waste Storage and Use 


Maximum 15 cm depth per year 





30 metre setback from watercourses, potable water sources Date revised regulation is enacted 

Disposal of Mortalities and Slaughter Wastes 

Burial 

4 meters above seasonal high water table and 50 meters from property line Date revised regulation is enacted 

100 metre setbacks from watercourses Date revised regulation is enacted 

300 from potable water sources, residences, business, school, hospital, etc. Date revised regulation is enacted 





Proposed Requirement 

Covered, prevent vector access, control fugitive dust and odour 

Incineration 

Phase-in Date 

(period of time from date revised regulation is enacted that 



500 metres from residences Date revised regulation is enacted 

1,000 metres from business, school, hospital, etc. Date revised regulation is enacted 

Meet emission limits, control fugitive dust and odour 

Composting 




30 metres from watercourses and potable water sources Date revised regulation is enacted 

Access to Water in Feeding Areas 

No runoff or erosion in seasonal feeding or grazing areas 

In high risk seasonal areas – no direct access to a watercourse (Lower 

Mainland) 

In high risk seasonal areas – no direct access to a watercourse (Interior) 

Confined year-round areas – no direct access to a watercourse 

Land Application Practices 

No direct discharge to surface water or groundwater and no applications 

beyond property boundary 

Land application only as a fertilizer or soil conditioner with consideration of 

crop requirements and all nutrient sources 

Prohibited application times and weather conditions 

No application on human food crops within 90 days of harvest 

Nutrient Management Planning 

Nutrient management planning required 

Nutrient application assessment completed 

Nutrient Management Plan completed 


3 years 

7 years 

3 years 



3 years 



6 months 

1 – 2 years 


May 3, 2012 - Item F.7b 

6. Development of Guidelines and Use 

of Best Management Practices 

The proposed revised regulation may be supported by 

guidelines and/or best management practices (BMPs) that 

could provide detailed discussion and direction related to 

practices and procedures. These practices and 

procedures may be developed by the agricultural sector and 

other appropriate parties jointly with government and 

would not have the force of law. Guidelines or BMPs may 

be considered as assistance to persons governed by a 

regulation in meeting their legal obligations. The ministry 

is also interested in supporting the development and use of 

materials that utilize and/or support existing programs and 

best management practices, such as the Environmental 

Farm Planning (EFP) Program. 




May 3, 2012 - Item F.7b 



7. Consultation With First Nations 

Information concerning consultation with First Nations 

with respect to proposed revisions to the AWCR will be 

developed in accordance with legal requirements, 

ministry policy and government direction. 

8. Awareness, Compliance and 

Enforcement 

A. Awareness and compliance promotion 

The ministry will work with agricultural organizations, 

industry sectors, and other agencies (Ministries of 

Agriculture, Health, etc.), and through other programs 

such as the EFP Program, on education and awareness 

initiatives to ensure producers are aware and understand 

the revised regulation and requirements. 

B. Compliance verification and enforcement 

The Ministry of Environment’s approach to assuring 

compliance with the revised regulation will include 

regular and random compliance reviews and inspections, 

as well as reviews and inspections in response to 

identified or potential issues or concerns regarding 

protection of the environment or human health. 

The Ministry of Environment’s response to noncompliance 

includes requests for development of plans, 

requests for information or monitoring, written 

advisories, warnings, orders, tickets and prosecutions. 

The choice of response will be based on ministry-wide 

policy, the compliance history, and the significance of the 

impact from the non-compliance occurrence. 

9. Providing Comment on the Proposed 

Intentions 

Comments regarding the ministry’s intentions are being 

solicited and will be carefully considered in revising the 

AWCR. 

This intentions paper and a response form based on the 

proposed revisions to the AWCR have been posted on the 

ministry’s consultation web site. 

Those interested are invited to submit comments on the 

ministry’s intentions. The ministry also encourages 

associations to distribute the intentions paper among their 

members. All submissions will be reviewed for inclusion 

in a consultation summary report and comments will be 

treated with confidentiality by ministry staff and 

contractors when preparing consultation reports. Please 

note that comments you provide and information that 

identifies you as the source of those comments may be 

publicly available if a Freedom of Information request is 

made under the Freedom of Information and Protection 

of Privacy Act. 

If you have any questions or comments regarding the 

consultation process, review the information posted on 

the ministry website, or contact Cindy Bertram of C. 

Rankin & Associates, who has been contracted to manage 

consultation comments, at: 

Email: cindybertram@shaw.ca 

Mail: PO Box 28159 Westshore RPO 

Victoria BC V9B 6K8 

Fax: (250) 598-9948 

Comments to the ministry should be made on or 

before March 31, 2012. 

Thank you for your time and comments! 




May 3, 2012 - Item F.7c 


MEMBER MUNICIPALITIES: 

ELECTORAL AREAS: 

CITY OF ARMSTRONG VILLAGE OF LUMBY “B” – SWAN LAKE “E” – CHERRYVILLE 

DISTRICT OF COLDSTREAM TOWNSHIP OF SPALLUMCHEEN “C” – B.X. DISTRICT “F” – ENDERBY (RURAL) 

CITY OF ENDERBY CITY OF VERNON “D” – LUMBY (RURAL) 

Direct Tel: (250) 550.3741 

Email: nicole.kohnert@rdno.ca 

OFFICE OF: ENGINEERING 

April 23, 2012 

DRAFT 

OUR FILE No.: 5215.0 

Cindy Bertram 

C. Rankin & Associates 

PO Box 28159 Westshore RPO 

Victoria, BC V9B 6K8 

Dear Ms. Bertram: 

Re: 

Review of Agricultural Waste Control Regulation Policy Intentions Paper 

Consultation Response 

Thank you for the opportunity to review and comment on t he Agricultural Waste Control 

Regulation Policy Intentions Paper (the Paper). The Paper has been reviewed in detail and the 

comments contained herein have also been reviewed and supported by the Regional District of 

North Okanagan (RDNO) Board of Directors. 

3.1 Objectives 

We would like you to: 

a. Set stringent standards that can only be modified with recommendations from qualified 

professionals 

b. Label all high risk streams/aquifers in BC. 

Section 4 - Background 

A. Under Surface Water Quality, please add the following in Paragraph 2: 

a. Blue-green algae can consist of "cyanotoxins" or "cyanobacterial toxins." Some bluegreen 

algal blooms can be toxic or poisonous if swallowed by wildlife, livestock or 

people. For additional information refer to the link below. 

http://www.healthlinkbc.ca/healthfiles/hfile47.stm 




V1B 2K9 

Phone: 250-550-3700 

Fax: 250-550-3701 

Web: www.rdno.ca 

E-Mail: info@rdno.ca 


File No.: 5215.0 

Dated: April 23, 2012 



May 3, 2012 - Item F.7c 

B. Under Groundwater Quality, please revise Paragraph 1 line 9 to include the following: 

a. This is of particular concern in areas of high precipitation, irrigated croplands and 

livestock operations and over unconfined aquifers. 

b. The study listed as a link below describes nitrate impact to groundwater and domestic 

drinking water. 

http://groundwaternitrate.ucdavis.edu/files/138956.pdf 

E. Under Examples from Environmental Monitoring, note that Paragraph 1 line 10 should state 

that Kalamalka Lake is a primary source of drinking water for Greater Vernon area (approx 

35,000 customers). 

Section 5 - Proposed Revisions 

5.1 Revised Definitions 

a. The proposed code of practice definitions should ensure consistency with other legislation 

and regulations such as the Drinking Water Protection Act, for example: 

• "recharge area" means any land within which water enters an aquifer; 

• "aquifer" means an aquifer as defined in the Water Act; 

• "stream" means a stream as defined in the Water Act; 

• "well" means a well as defined in the Water Act; 

• "domestic purposes" means the use of water for 

(a) human consumption, food preparation or sanitation, 

(b) household purposes not covered by paragraph (a), or 

(c) other prescribed purposes; 

• "drinking water source" means a stream, reservoir, well or aquifer from which drinking 

water is taken; 

• “potable water" means water provided by a domestic water system that 

(a) meets the standards prescribed by regulation, and 

(b) is safe to drink and fit for domestic purposes without further treatment 

• “high risk areas” – ensure these are defined. 

b. This would be a very good time to properly define what is considered ‘agricultural solid 

waste’ as opposed to ‘municipal solid waste (MSW)’. The Environmental Management Act 

(the Act) defines MSW by its source, specifically residences, businesses, demolition, 

landclearing and construction, or what a Director specifies should be in an MSW 

Management Plan. It is unclear at this time whether or not the business of agriculture and 

the farm residence is included as a source within this definition. For clarity, Local 

Government has no jurisdiction or requirement to collect, process or dispose of this waste 

unless Local Government specifies in their MSW Management Plans that agricultural waste 

will be included, and the MOE approves this. 


File No.: 5215.0 




May 3, 2012 - Item F.7c 

c. It must be clarified whether or not agriculture plastics such as twine, sheet plastic, silage 

and hay bale bags, pipe and planting pots are included in these revisions as there is 

anecdotal evidence that this material is being burned and/or buried on farms. 

d. It must be clarified whether or not mortalities or their parts produced from any occurrence at 

an agricultural operation, including as a result of an order from the Canadian Food 

Inspection Agency, regular slaughter or natural causes should not be disposed at MSW 

disposal facilities. 

e. Clarify ‘disposal’ of agricultural by-products. 

5.3 Storage of Agricultural Waste and By-Products 

a. Storage facilities should be monitored and tested (with specified locations and frequency) to 

ensure there is no leakage and monitoring wells should be installed, sampled and results 

reported to MOE Compliance and Enforcement. Copies of results to be provided to water 

purveyors that may be affected by the particular facility. 

b. For Table 1 – proposed phase-in dates the following comments are provided: 

• One year maximum to line existing lagoons is suggestd. 

• The setback distance to property boundaries, water courses, unconfined aquifers and 

potable water sources should be at least 100 m and consistent with the Municipal Sewer 

Regulation and Phase-in-Date should be “Date Revised Regulation is Enacted”. 

• A setback distance of less than 100 m must be assessed by a qualified engineering 

professional to ensure no possible threats to a potable water source exists 

• Where existing storage facilities pose a ‘current’ threat to water quality, the setback 

requirements must be imposed immediately 

• Set requirements based on the science used for establishing similar setbacks, etc. in 

other regulations and guidelines. 

c. Short term field storage should meet all terms the Ministry has proposed including not 

applying on frozen land, on areas with standing water or on saturated soil. 

d. Agree with repealing the provision for long term field storage and with the requirement that 

field storage specifications meet the storage facility requirements. 

e. Table 2 – A New Storage Facility or an Existing Storage Facility should meet the “Proposed 

Requirements for Existing Storage Facilities” (listed in Table 1). 

f. Agree with the requirement that materials be stored in a manner that prevents leachate 

generation, run-off and erosion at all times of the year. 

g. Where there is known groundwater contamination from adjacent properties (e.g. old landfill), 

it is suggested that storage of agricultural waste is conducted at least 100 m from the known 

delineation of the existing plume. 

5.4 Storage and Use of Wood Waste 

The comments for this section primarily consist of defining wood waste appropriately. The 

storage and use of wood waste as indicated in the Intentions Paper are acceptable. 


File No.: 5215.0 




May 3, 2012 - Item F.7c 

With respect to use of wood waste from municipal operations, we provide the following 

comments: 

a. As the RDNO produces wood chips from clean wood (e.g. pallets, stumps and limbs) and 

from used/treated wood (e.g. furniture, buildings) it is suggested that a tight definition for this 

material be included in case this material is provided to agricultural operations. 

b. Wood waste (as per a. above) could be composted with manure and therefore type and 

contaminant level of the wood waste brought onto farms should be specified. 

c. The sale and use of the wood waste compost should be specified in relation to the source of 

the wood waste. 

5.5 Composting Agricultural Waste 

a. Ensure consistency with OMRR and other pertinent regulations and guidelines. 

5.6 On-Farm Disposal of Mortalities and Slaughter Waste 

Besides the following comments, staff agrees with the phase in dates as presented in Table 3 

which list the phase in date for the proposed requirements to be the date of enactment. We 

provide the following additional comments: 

a. Use of materials for co-composting such as wood chips should be defined – see Section 5.4 

above 

b. Ensure consistency with other guidelines and regulations 

c. Ensure air emissions and odours are managed so as to contain them within property 

boundaries 

d. Ensure consistency with all landfilling and incineration guidelines and criteria including those 

for municipal solid waste 

e. Ensure consistency with other guidelines and regulations – set backs from unconfined 

aquifers and water sources to prevent leaching to ground water and surface runoff. 

5.7 Access to Water in Feeding Areas 

a. Best Management Practices as outlined in the FLNRO -Range Management and Water – 

note that a 450 kg (1000 lb) cow will defecate 12 times per day at 2.3 kg (5lbs) per 

defecation. 95% of feces directly deposited into a stream will settle within 50 m. Bacteria in 

sediment may remain active for several weeks or months. Daily input of feces will 

accumulate as long as livestock have unrestricted stream access and any disturbance can 

re-suspend sediment. 

b. It should be noted that runoff occurs along trails carrying sediment and fecal contamination 

into streams, wetlands and lakes. 

c. Off-stream watering alone will greatly reduce (by up to 95%) the time cattle spend in 

streams and riparian areas. 

d. There should be no direct access to watercourses from confined livestock areas. 

e. The 7 year phase in proposed for restricted access in feeding areas in high risk seasonal 

areas and grazing areas (Interior) is too long. The phase in date should be no longer than 3 

years for high risk areas and no longer than 5 years for moderate risk areas. 


File No.: 5215.0 




May 3, 2012 - Item F.7c 

f. It should be noted that some Local Governments in BC are ensuring compliance with the 

Riparian Areas Regulation and as such has Official Community Plans, Zoning Bylaws and 

Building Bylaws, etc that specify requirements. As these may set more stringent 

requirements it is suggested that all Local Government requirements are reviewed before 

this amendment is developed. 

5.8 Land Application of Agricultural Wastes and By-Products 

a. Be consistent with all environmental protection legislation and guidelines. 

b. Section 13 and 14 of the Water Act already states that – no land application beyond the 

farm’s property boundary or in a manner that allows runoff beyond farm’s property boundary 

– therefore buffers and setbacks should be included. 

c. Land application should not to be allowed during certain times and conditions – frozen or 

snow covered ground, areas of standing water or saturate soils. 

d. All phase in dates should be set to “Date Revised Regulation Enacted”, including prohibiting 

application times and weather conditions (Paper states 3 year phase in). 

5.9 Nutrient Management Planning 

a. Be consistent with all environmental protection legislation and guidelines and do not exceed 

crop requirements nor increase nutrient loading to watercourses or unconfined aquifers. 

b. Staff agrees with a risk-based approach, however, ensure it is clear that land application in 

high risk areas such as high rainfall areas of the Province, irrigated crops or over unconfined 

aquifers, would constitute a higher risk for impact to the environment. Also ensure risk is 

outlined for areas where there is rain on snow or frozen ground to watercourses and 

unconfined aquifers. 

5.12 Additional Considerations 

a. Definitely address emerging technologies as there is tremendous impact on Local 

Government with respect to the ‘Not In My Backyard’ syndrome. The average resident next 

to a farm does not understand the difference between an industrial and an agricultural 

operation nor whose jurisdiction the impacts will fall under (e.g. odour, air emissions, liquid 

waste, solid waste, etc). 

b. Spent growing media needs to be defined accurately. For example, plastic pots, sheeting or 

pipes have not been defined as MSW and should be managed outside the local MSW 

system. 

c. Clean Farms is developing a stewardship program that may be able to manage all solid 

waste generated on farms: http://www.cleanfarms.ca/aboutus/. It is suggested that they be 

contacted to see how this program impacts the amendment. 

d. I don’t see anything in the Intentions Paper that mentions waste products being brought onto 

site for use in agricultural operations such as gypsum drywall waste and how this should be 

managed. Another example is Sun Rype – Bio-solids application. 

e. It is not clear how seemingly opposite objectives of big agriculture and environmental 

protection will be aligned. 


File No.: 5215.0 




May 3, 2012 - Item F.7c 

5.13 Phase-In 

Table 8 contains a summary of the phase in dates for implementation of the requirements. 

These are generally ok, except that five to seven years to allow for protection of streams is too 

long. A 30 m setback and fencing in high risk areas should be enforced within one year. 

8. Awareness, Compliance and Enforcement 

The following should be clear in the revisions: 

a. whether or not the Provincial Conservation Officers will be involved in inspections and 

enforcement 

b. how a water purveyor will be made aware when requirements are not being met and there is 

pollution to a water source, or whether or not the agriculturalist will be required to have a 

Contingency or Emergency Plan for spills or pollution 

c. the interaction MOE will have with Local Government 

d. how water allocations will be affected 

e. non-compliance with regulation should come under the provision of the Environmental 

Management Act – Part 10. 

If you have any questions please contact Nicole Kohnert, P.Eng., FEC, Manager of Regional 

Engineering Services at 250-550-3741, or Renee Clark, Water Quality Manager at 250-550- 

3747. 

Yours truly, 

Trafford Hall 

Administrator 

NK:

REGULAR AGENDA - Regional District of North Okanagan

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